54 Saunders Rd · Newport News, VA 23601

$224,100

3 bd · 1.0 ba · 1,118 sqft · SingleFamily public records · 5 Days on market

Built 1950 Est $282k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Rent growth +4.0/5.0
• DSCR +3.9/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special!!! Seller to make no repairs. HOME TO BE SOLD "AS IS". * * * SQ FT. PER CITY RECORDS * * *

Key facts

• Built 1950
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $224k.

Deal economics

• At list price, monthly cash flow is $-13 ($-150/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (15.9% below list).
• Recommended offer: $188k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Joseph H. Saunders Elementary (math 16% / reading 35%, grade F, #1,046 of 1,108 statewide, top 95%, 621 students, 89% FRL); Warwick High (math 42% / reading 77%, grade C+, #247 of 319 statewide, top 80%, 1,645 students, 86% FRL) — zoned schools average 87% FRL vs 55% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 89 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $7k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; list at $224k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $188,442 (15.9% 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. Built in 1950 — 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 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: 0.84% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $281,736
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Wedgewood Dr	0.11mi	3/1.0	1,150 (+3%)	8mo	$270,000	$235	84
10 Kingwood Dr	0.11mi	3/1.0	1,213 (+8%)	6mo	$259,500	$214	76
36 Crestwood Dr	0.17mi	3/2.0	1,246 (+11%)	9mo	$269,900	$217	62
8 Sanlun Lakes Dr	0.33mi	3/2.0	1,239 (+11%)	3mo	$321,000	$259	60
21 Sandy Lake Dr	0.54mi	3/2.0	1,162 (+4%)	6mo	$299,000	$257	59
32 Betz Ln	0.33mi	3/1.0	1,253 (+12%)	7mo	$290,000	$231	59
702 Chatsworth Dr	0.32mi	3/2.0	1,250 (+12%)	6mo	$315,000	$252	57
48 Sandy Lake Dr	0.58mi	3/2.0	1,239 (+11%)	0mo	$329,900	$266	51
230 Anne Dr	0.45mi	3/2.0	1,239 (+11%)	7mo	$300,000	$242	51
50 Sandy Lake Dr	0.58mi	3/2.0	1,240 (+11%)	1mo	$330,000	$266	50
13 Westmont Dr	0.48mi	3/2.0	1,239 (+11%)	9mo	$330,000	$266	48
7 Sunny Meade Cv	0.59mi	3/2.0	1,239 (+11%)	10mo	$306,000	$247	42

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 · 5.99% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.50×
• Total profit: $-31,272
• Equity at exit: $33,414

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,783
• Equity at exit: $19,376

Cash invested: $62,748 (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 23601

• Home prices YoY: -13.0%
• Rents YoY: 6.0%
• Active inventory: 89
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,175
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-13

Break-even live

Break-even rent $1,900

Max offer price $221,891

Occupancy floor 96%

Sensitivity live

Price	-10% $114	-5% $51	+0% $-13	+5% $-76	+10% $-139
Rent	-10% $-161	-5% $-87	+0% $-13	+5% $62	+10% $136
Rate	-1.0pp $100	-0.5pp $44	base $-13	+0.5pp $-71	+1.0pp $-130

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: $56,025
• Closing costs: $6,723
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Lenora Dr Newport News, VA	3.0	1.5	1030	$1,950	$1.89	12d	1	0.41mi
210 Durham Ct Yorktown, VA	3.0	2.5	1440	$2,100	$1.46	22d	1	0.51mi
110 Foundry Ct Yorktown, VA	2.0	2.5	1278	$1,700	$1.33	16d	1	0.61mi
173 Louise Dr Newport News, VA	3.0	1.0–2.0	1000	$1,725	$1.73	45d	5	0.76mi
6 Old Pond Ct Hampton, VA	3.0	2.5	1494	$2,695	$1.80	18d	1	1.04mi
101 Saint Clair Cir Yorktown, VA	2.0–3.0	2.0	1205	$2,122	$1.76	3d	20	1.05mi
725 Harpersville Rd Newport News, VA	3.0	1.0	1003	$1,700	$1.69	25d	1	1.16mi
1 Guenevere Ct Apt D Newport News, VA	1.0–2.0	1.0	760	$1,029	$1.35	8d	1	1.36mi

Listing history 4 events

1. 2026-03-01
   status Under Contract
2. 2026-02-25
   listed $224,100 Active
3. 1989-04-03
   soldstatus $69,900
4. 1964-12-18
   soldstatus $13,831

ⓘ 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: $2,791 · $233/mo
• Projected year-2 tax: $2,791 · $233/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 ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,613
• − Mortgage interest: −$12,553
• − Property taxes: −$2,791
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − Depreciation: −$6,519
• Taxable loss: −$3,989
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $807/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): 26,645
• Household income: $71,279
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1175.0

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -42.06%
• Current HPI: 281.5503
• Rent YoY: ▲ 5.99%
• 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

+1520.3% since first listed

4 events — show timeline

• 2026-03-01 Pending — REINMLS
• 2026-02-25 Listed $224,100 REINMLS
• 1989-04-03 Sold (Public Records) $69,900 Public Records
• 1964-12-18 Sold (Public Records) $13,831 Public Records

Property tax history

+3.8%/yr

Latest (2026): $2,791 · +11.6% YoY. Source: county tax records.