390 Susan Constant Dr · Newport News, VA 23608

$175,000

3 bd · 2.5 ba · 1,386 sqft · Townhouse public records · 132 Days on market

Built 1984 Est $219k · 20% under $75/mo HOA · 4% of rent

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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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.5/10.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom townhouse with 2 1/2 Bathroom , end unit and a fence backyard, close to shopping malls, hospitals, airport and minutes to Ft Eustis. Go see it today!

Key facts

• Fence backyard
• Close to airport
• Close to hospitals

Tags

• FENCE BACKYARD
• END UNIT
• CLOSE TO SHOPPING MALLS
• CLOSE TO HOSPITALS
• CLOSE TO AIRPORT
• MINUTES TO FT EUSTIS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Hilton Elementary (math 47% / reading 72%, grade B-, #536 of 1,108 statewide, top 51%, 382 students, 91% FRL); Mary Passage Middle (math 38% / reading 53%, grade D+, #268 of 342 statewide, top 80%, 944 students, 87% FRL); Denbigh High (math 32% / reading 65%, grade D, #301 of 319 statewide, top 95%, 1,225 students, 65% FRL) — zoned schools average 81% FRL vs 55% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 213 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 31% 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 6.9% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago 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.
• Current owner paid $69k; list at $175k implies a 154% 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 $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.05% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $218,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Susan Constant Dr	0.17mi	3/2.5	1,386 (0%)	0mo	$150,000	$108	92
337 Susan Constant Dr	0.11mi	3/2.5	1,364 (-2%)	5mo	$200,000	$147	88
408 Hustings Ln Unit D	0.58mi	3/1.5	1,400 (+1%)	5mo	$170,000	$121	63
14569 Old Courthouse Way Unit B	0.63mi	3/1.5	1,360 (-2%)	1mo	$225,000	$165	63
411 Hustings Ln Unit D	0.60mi	3/1.5	1,392 (+0%)	7mo	$215,000	$154	61
405 Hustings Ln Unit E	0.63mi	3/1.5	1,400 (+1%)	5mo	$180,000	$129	61
371 Advocate Ct Unit C	0.73mi	3/1.5	1,392 (+0%)	3mo	$225,000	$162	59
391 Deputy Ln Unit A	0.74mi	3/2.5	1,422 (+3%)	6mo	$235,000	$165	56
364 Deputy Ln Unit A	0.74mi	3/2.5	1,440 (+4%)	4mo	$228,000	$158	56
390 Jury Ln Unit A	0.75mi	3/2.5	1,300 (-6%)	5mo	$230,000	$177	51
390 Jury Ln Unit C	0.75mi	3/1.5	1,225 (-12%)	2mo	$205,000	$167	40
535 Rainbow Ct #101	0.74mi	2/2.0 (-1)	1,200 (-13%)	8mo	$151,500	$126	30

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: -4.0%
• Equity multiple: 0.84×
• Total profit: $-7,610
• Equity at exit: $26,093

10-year hold

• IRR: 9.8%
• Equity multiple: 1.89×
• Total profit: $43,770
• Equity at exit: $15,131

Cash invested: $49,000 (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: 213
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,843 high
• Mortgage (P&I): −$918
• Tax from tax record: −$183 /mo · $2,192/yr
• Insurance: −$73
• HOA: −$75
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $208

Break-even live

Break-even rent $1,580

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $307	-5% $257	+0% $208	+5% $158	+10% $109
Rent	-10% $62	-5% $135	+0% $208	+5% $281	+10% $353
Rate	-1.0pp $296	-0.5pp $252	base $208	+0.5pp $163	+1.0pp $116

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
376 Susan Constant Dr Newport News, VA	3.0	3.0	1584	$1,695	$1.07	25d	1	0.04mi
26 Garfield Dr Newport News, VA	3.0	1.0	1090	$1,850	$1.70	25d	1	0.38mi
330 Kingsman Dr Newport News, VA	3.0	1.5	1166	$1,650	$1.42	45d	1	0.44mi
500 Big Forrest Ct Newport News, VA	1.0–2.0	1.0	828	$1,383	$1.67	6d	4	0.55mi
416 Hustings Ln Unit F Newport News, VA	3.0	2.5	1422	$1,850	$1.30	16d	1	0.58mi
416 Hustings Ln Newport News, VA	3.0	3.0	1422	$1,850	$1.30	14d	1	0.58mi
14505 Old Courthouse Way Newport News, VA	2.0	2.0	970	$1,500	$1.55	6d	3	0.61mi
418 Cox Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,625	$1.67	4d	9	0.66mi
4 Belle Cir Newport News, VA	3.0	2.0	1600	$2,200	$1.38	16d	1	0.68mi
397 Deputy Ln Unit A Newport News, VA	3.0	2.5	1422	$1,925	$1.35	23d	1	0.69mi
381 Advocate Ct Unit F Newport News, VA	3.0	2.5	1400	$1,325	$0.95	45d	1	0.70mi
568 Candle Ln Newport News, VA	2.0	2.0	960	$1,395	$1.45	45d	1	0.72mi
572 Candle Ln Apt 302 Newport News, VA	2.0	2.0	960	$1,395	$1.45	25d	1	0.74mi
884 Cascade Dr Newport News, VA	3.0	3.0	1340	$2,350	$1.75	6d	1	0.83mi
198 Cornell Dr Newport News, VA	3.0	1.5	1276	$1,700	$1.33	45d	1	0.88mi
106 Woodhaven Rd Newport News, VA	3.0	1.0	1162	$1,450	$1.25	22d	1	0.90mi
861 Cascade Dr Newport News, VA	4.0	2.0	1680	$2,500	$1.49	25d	1	0.96mi
55 Rexford Dr Newport News, VA	3.0	2.0	1428	$2,000	$1.40	45d	1	0.98mi
91 River Palms Rd Newport News, VA	1.0–3.0	1.0–2.5	871	$2,179	$2.50	3d	49	1.07mi
581 Calla Ct Newport News, VA	1.0–3.0	1.0–2.0	990	$1,575	$1.59	0d	13	1.09mi
399 Hickory Point Blvd Newport News, VA	2.0	1.5	984	$1,594	$1.62	3d	10	1.15mi
4327 Lacy Cove Ln Newport News, VA	3.0	2.5	1382	$2,200	$1.59	12d	1	1.16mi
108 Tazewell Rd Newport News, VA	3.0	2.0	1144	$1,900	$1.66	45d	1	1.18mi
14353 Deloice Cres Newport News, VA	1.0–3.0	1.0–2.0	971	$2,032	$2.09	3d	11	1.20mi
573 Old Colonial Way Newport News, VA	3.0	2.5	1580	$1,985	$1.26	45d	1	1.29mi
195 Bentley Dr Newport News, VA	4.0	3.0	1748	$2,400	$1.37	45d	1	1.29mi
409 Flint Dr Newport News, VA	4.0	1.5	1415	$2,300	$1.63	45d	1	1.31mi
461 Revolution Ln Newport News, VA	3.0	2.0	1490	$2,000	$1.34	9d	1	1.31mi
229 Telford Dr Newport News, VA	3.0	2.0	1500	$2,495	$1.66	45d	1	1.40mi
153 Windsor Castle Dr Unit A Newport News, VA	2.0	2.0	985	$1,450	$1.47	12d	1	1.43mi
163 Windsor Castle Dr Unit B Newport News, VA	2.0	2.5	1369	$1,750	$1.28	23d	1	1.45mi
329 Boulder Dr Newport News, VA	2.0	2.0	960	$1,482	$1.54	0d	10	1.46mi
213 Picard Dr Newport News, VA	3.0	1.0	1200	$1,800	$1.50	5d	1	1.47mi
104 Landmark Ct Newport News, VA	1.0–3.0	1.0–2.0	1020	$1,802	$1.77	4d	1	1.48mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 12 events

1. 2026-02-26
   status Under Contract
2. 2025-10-17
   listed $175,000 Active
3. 2022-01-26
   historical
4. 2022-01-24
   status Active
5. 2022-01-04
   historical Active Under Contract
6. 2021-09-27
   listed $135,000 Active
7. 2004-08-12
   soldstatus $69,000
8. 1997-07-02
   soldstatus $39,900
9. 1984-08-10
   soldstatus $52,000
10. 1984-04-01
    soldstatus $125,000
11. 1983-08-01
    soldstatus $295,000
12. 1975-08-01
    soldstatus $150,000

ⓘ 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: $2,192 · $183/mo
• Projected year-2 tax: $2,192 · $183/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 3/10 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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,119
• − Mortgage interest: −$9,803
• − Property taxes: −$2,192
• − Insurance: −$875
• − Repairs & maintenance: −$1,770
• − Management: −$1,770
• − HOA: −$900
• − Depreciation: −$5,091
• Taxable loss: −$281
• Est. tax savings @ 24.0%: +$67
• After-tax cash flow: $2,562/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

+16.7% since first listed

12 events — show timeline

• 2026-02-26 Pending — REINMLS
• 2025-10-17 Listed $175,000 REINMLS
• 2022-01-26 Listing Removed — REINMLS
• 2022-01-24 Relisted — REINMLS
• 2022-01-04 Contingent — REINMLS
• 2021-09-27 Listed $135,000 REINMLS
• 2004-08-12 Sold (Public Records) $69,000 Public Records
• 1997-07-02 Sold (Public Records) $39,900 Public Records
• 1984-08-10 Sold (Public Records) $52,000 Public Records
• 1984-04-01 Sold (Public Records) $125,000 Public Records
• 1983-08-01 Sold (Public Records) $295,000 Public Records
• 1975-08-01 Sold (Public Records) $150,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $2,192 · +10.6% YoY. Source: county tax records.