120 Briarwood Pl · Newport News, VA 23692

$199,000

2 bd · 2.0 ba · 1,235 sqft · Other public records

Built 1988

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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).

• Cash flow +18.8/30.0
• ARV discount +7.5/15.0
• Schools +7.2/10.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming opportunity in a desirable Yorktown location! This home offers great potential for a buyer looking to add their own personal touches and make it shine. While it does need some updating, much of the work appears to be primarily cosmetic, including fresh paint and new carpet. One of the standout features of this property is its peaceful setting, backing up to a protected wooded area that provides a private and relaxing backdrop. The neighborhood is also known for its quiet atmosphere, making it an appealing place to call home. Conveniently located near shopping, everyday amenities, and Yorktown Beach, this home also benefits from being situated in a highly sought-after school distric

Key facts

• Built 1988

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $199k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (6.0% below list).
• Recommended offer: $187k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• York County Public School District (suburban): math 77% / reading 87% proficiency, ranked #3 of 131 in VA (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 91 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 187 units permitted in York County in 2024 (0 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 $6k of value loss. Plan a longer hold.
• York County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $77k; list at $199k implies a 158% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $187,117 (6.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.35%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,420
• Equity at exit: $29,672

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-484
• Equity at exit: $17,206

Cash invested: $55,720 (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 23692

• Active inventory: 91
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$150 /mo · $1,798/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $202

Break-even live

Break-even rent $1,616

Max offer price $199,000

Occupancy floor 84%

Sensitivity live

Price	-10% $315	-5% $258	+0% $202	+5% $146	+10% $89
Rent	-10% $54	-5% $128	+0% $202	+5% $276	+10% $350
Rate	-1.0pp $302	-0.5pp $253	base $202	+0.5pp $150	+1.0pp $98

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Bridge Xing Unit C Yorktown, VA	2.0	2.0	1080	$1,525	$1.41	44d	1	0.26mi
100 Arcadia Loop Yorktown, VA	1.0–3.0	1.0–2.0	1040	$1,864	$1.79	2d	14	0.44mi

Listing history 3 events

1. 2026-05-26
   listed $199,000
2. 2002-11-04
   soldstatus $77,000
3. 1988-09-01
   soldstatus $66,000

ⓘ 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: $1,798 · $150/mo
• Projected year-2 tax: $1,798 · $150/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 4/10 Moderate
• 🌡 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,454
• − Mortgage interest: −$11,147
• − Property taxes: −$1,798
• − Insurance: −$995
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$5,789
• Taxable loss: −$868
• Est. tax savings @ 24.0%: +$208
• After-tax cash flow: $2,631/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: York County Public School District
• NCES district ID: 5104150
• Math proficiency: 77% ▼ -15.00%
• Reading proficiency: 87% ▼ -1.00%
• Median HH income: $81,985
• Composite: 72.34/100
• National rank: #202
• State rank: #3 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

• County: York County · 42,477 people
• City population: 178,950
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 19,301
• Household income: $109,066
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 286.0

Population outlook (York County) Hauer SSP2

• Today (2025): 75,000 people
• By 2030: 78,122 · +4.2%
• By 2040: 83,329 · +11.1%
• By 2050: 87,381 · +16.5%
• By 2075: 99,308 · +32.4%
• By 2100: 101,751 · +35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Black 11% Two or more races 8% Hispanic / Latino 5% Asian 4%
• Common ancestry: Lithuanian 5% Italian 3% Slovak 3%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Korean 1%

Political lean MEDSL · York

• 2024 margin: Lean R (+6.1) · D 46.3% · R 52.4% · Other 1.3%
• 2008→2024 swing: +11.9pp toward D · 2008: -18.1pp · 2024: -6.1pp
• All cycles: 2024: R+6.1 2020: R+6.6 2016: R+17.1 2012: R+20.7 2008: R+18.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -194.78%
• Current HPI: 219.6925
• 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

+201.5% since first listed

3 events — show timeline

• 2026-05-26 Listed $199,000 FSBO.com
• 2002-11-04 Sold (Public Records) $77,000 Public Records
• 1988-09-01 Sold (Public Records) $66,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,798 · +20.6% YoY. Source: county tax records.