17 Warren Dr · Newport News, VA 23608

$325,000

4 bd · 2.0 ba · 2,412 sqft · SingleFamily public records · 35 Days on market

Built 1960 0.28 ac lot $135/sqft · 9% below area Est $357k · 9% 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 +11.5/15.0
• Cash flow +9.5/30.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in Newport News. This brick split-level style home offers a functional layout with basement, family room with fireplace and heated flooring. The home needs some work but is ready for the next owner to bring their vision, updates and personal touch to make it their own. Located in Newport News, this property offers convenient access to shopping, dining, parks, major roadways, military base and local amenities. Whether you are looking for primary residents or an opportunity to improve home with potential, this property worth a closer look. Schedule your private showing today.

Key facts

• Heated flooring
• 0.28 acre lot
• 2 garage spots

Tags

• BRICK SPLIT-LEVEL STYLE HOME
• FAMILY ROOM WITH FIREPLACE
• HEATED FLOORING
• CONVENIENT ACCESS TO SHOPPING
• CONVENIENT ACCESS TO DINING
• CONVENIENT ACCESS TO PARKS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached 2-car garage; Driveway parking space; Street parking; Garage approximately 583 sq. ft.
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached home; Split-level style; Two stories; Crawl foundation
• Construction: Composite roof
• Exterior features: Brick siding; Back yard fenced; Above-ground pool

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: No bedroom with a full bathroom on the first floor
• Flooring: Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced hot air heating; Heat pump; Central air conditioning; Electric water heater
• Interior features: One fireplace; Carpet flooring; Seven total rooms
• Laundry & utility: Washer hookup; Dryer hookup; 220V electrical outlet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-229 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (12.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (22.6% below list).
• Recommended offer: $251k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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); 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 42% 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 $10k 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 35 days — a 3% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $239k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $251,419 (22.6% 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. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.77% ✗
• Cap rate: 5.45%
• Cash-on-cash: -3.01%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (median comp): $357,000
• List price: $325,000
• Delta: -8.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Garfield Dr	0.19mi	4/2.5	2,451 (+2%)	6mo	$313,000	$128	81
10 Barron Dr	0.07mi	4/2.0	2,056 (-15%)	0mo	$355,000	$173	72
17 Sandra Dr	0.13mi	3/2.0 (-1)	2,087 (-14%)	6mo	$325,000	$156	62
179 Stony Ridge Ct	0.47mi	4/2.5	2,218 (-8%)	3mo	$475,000	$214	60
982 Lacon Dr	0.64mi	4/2.5	2,303 (-4%)	2mo	$460,000	$200	59
24 Marvin Dr	0.35mi	4/2.0	2,151 (-11%)	8mo	$300,000	$139	58
22 Lakeshore Dr	0.16mi	3/2.0 (-1)	2,056 (-15%)	6mo	$335,000	$163	58
182 Revelle Dr	0.69mi	4/2.5	2,513 (+4%)	4mo	$441,500	$176	55
3 Iris Ln	0.48mi	4/3.0	2,170 (-10%)	7mo	$366,000	$169	51
937 Sherry Cir	0.48mi	5/2.5 (+1)	2,160 (-10%)	4mo	$385,000	$178	50
107 Linda Dr	0.52mi	4/3.5	2,707 (+12%)	5mo	$540,000	$199	45
914 Etna Dr	0.75mi	4/2.5	2,200 (-9%)	7mo	$470,000	$214	43

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: -17.2%
• Equity multiple: 0.37×
• Total profit: $-57,031
• Equity at exit: $48,459

10-year hold

• IRR: -3.3%
• Equity multiple: 0.75×
• Total profit: $-23,128
• Equity at exit: $28,100

Cash invested: $91,000 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,514 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$375 /mo · $4,500/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-229

Break-even live

Break-even rent $2,803

Max offer price $284,627

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-137	+0% $-229	+5% $-321	+10% $-413
Rent	-10% $-427	-5% $-328	+0% $-229	+5% $-129	+10% $-30
Rate	-1.0pp $-65	-0.5pp $-146	base $-229	+0.5pp $-313	+1.0pp $-398

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Warren Dr Newport News, VA	4.0	3.5	2057	$2,700	$1.31	25d	1	0.11mi
10 Warren Dr Newport News, VA	5.0	3.5	2057	$2,700	$1.31	14d	1	0.11mi
376 Susan Constant Dr Newport News, VA	3.0	3.0	1584	$1,695	$1.07	25d	1	0.49mi
4 Belle Cir Newport News, VA	3.0	2.0	1600	$2,200	$1.38	16d	1	0.77mi
914 Weldun Ct Newport News, VA	5.0	2.5	2898	$2,600	$0.90	45d	1	0.84mi
573 Old Colonial Way Newport News, VA	3.0	2.5	1580	$1,985	$1.26	45d	1	0.96mi
859 Catalina Dr Newport News, VA	3.0	2.0	2000	$2,200	$1.10	45d	1	1.13mi
861 Cascade Dr Newport News, VA	4.0	2.0	1680	$2,500	$1.49	25d	1	1.15mi

Listing history 21 events

1. 2026-06-21
   days on market $325,000 Active 35 DOM
2. 2026-06-19
   status $325,000 Active 32 DOM
3. 2026-06-07
   statusdays on market $325,000 Under Contract 32 DOM
4. 2026-06-03
   days on market $325,000 Active Under Contract 30 DOM
5. 2026-06-02
   days on market $325,000 Active Under Contract 29 DOM
6. 2026-06-02
   status $325,000 Active Under Contract 28 DOM
7. 2026-06-01
   days on market $325,000 Active 28 DOM
8. 2026-05-31
   days on market $325,000 Active 27 DOM
9. 2026-05-12
   historical Active Under Contract 599-char remark
10. 2026-05-04
    listed $325,000 Active 599-char remark
11. 2019-09-10
    soldstatus $239,000
12. 2019-08-13
    status Under Contract
13. 2019-08-02
    historical Active Under Contract
14. 2019-07-11
    listed $235,000 Active
15. 2015-06-01
    soldstatus $170,000
16. 2015-02-28
    price $170,000
17. 2014-10-28
    price $179,900
18. 2014-08-13
    price $189,900 Active
19. 2014-08-05
    price $199,900 Active
20. 2014-07-23
    price $199,995 Active
21. 2014-07-15
    price $189,900 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: $4,500 · $375/mo
• Projected year-2 tax: $4,500 · $375/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 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: $30,170
• − Mortgage interest: −$18,205
• − Property taxes: −$4,500
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,414
• − Management: −$2,414
• − Depreciation: −$9,455
• Taxable loss: −$8,442
• Est. tax savings @ 24.0%: +$2,026
• After-tax cash flow: $-717/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

+71.1% since first listed

16 events — show timeline

• 2026-06-05 Pending — REINMLS
• 2026-06-01 Contingent — REINMLS
• 2026-05-23 Relisted — REINMLS
• 2026-05-12 Contingent — REINMLS
• 2026-05-04 Listed $325,000 REINMLS
• 2019-09-10 Sold (Public Records) $239,000 Public Records
• 2019-08-13 Pending — REINMLS
• 2019-08-02 Contingent — REINMLS
• 2019-07-11 Listed $235,000 REINMLS
• 2015-06-01 Sold (Public Records) $170,000 Public Records
• 2015-02-28 Price Changed $170,000 REINMLS
• 2014-10-28 Price Changed $179,900 REINMLS
• 2014-08-13 Price Changed $189,900 REINMLS
• 2014-08-05 Price Changed $199,900 REINMLS
• 2014-07-23 Price Changed $199,995 REINMLS
• 2014-07-15 Price Changed $189,900 REINMLS

Property tax history

+4.6%/yr

Latest (2026): $4,500 · +11.2% YoY. Source: county tax records.