2208 Roanoke Ave · Newport News, VA 23607

$127,000

3 bd · 1.0 ba · 1,580 sqft · SingleFamily public records · 520 Days on market

Built 1930 $80/sqft · 50% below area Est $254k · 50% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property being sold "AS IS". Appliances convey "AS IS". Contents and debris in and on property at settlement convey. Due diligence should be completed prior to submitting offer. No contingencies please. Property is being sold by a Conservator and as a result requires approval by a Comm'r of Accounts before any offer can be ratified.

Key facts

• Garage
• Built 1930
• Listed 519 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $606 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $127k).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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.
• Market conditions: Rents rising (+2.9%/yr); 128 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• At $1,918/mo this rent would consume 54% of the median local household income ($42k/yr) (locally 2008% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $878 of loan paydown is wiped out by about $1k 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 (-0.8% appreciation + 2.9% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 520 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $127k implies a 808% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 520 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.51% ✓
• Cap rate: 12.02%
• Cash-on-cash: 20.46%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (median comp): $253,854
• List price: $127,000
• Delta: -49.97%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 26th St	0.17mi	4/2.0 (+1)	1,579 (-0%)	0mo	$139,000	$88	82
1236 27th St	0.32mi	3/2.0	1,550 (-2%)	2mo	$245,000	$158	77
1220 29th St	0.37mi	3/1.0	1,509 (-4%)	2mo	$121,000	$80	74
2011 Chestnut Ave	0.20mi	4/2.0 (+1)	1,687 (+7%)	1mo	$165,000	$98	69
1222 27th St	0.30mi	3/2.0	1,450 (-8%)	2mo	$175,000	$121	67
1633 Rolfe Pl	0.48mi	4/2.0 (+1)	1,589 (+1%)	1mo	$265,000	$167	67
2128 Roanoke Ave	0.04mi	3/3.0	1,354 (-14%)	1mo	$285,000	$210	66
1237 30th St	0.45mi	4/1.5 (+1)	1,479 (-6%)	2mo	$125,000	$85	60
1230 23rd St	0.24mi	3/2.5	1,362 (-14%)	2mo	$265,000	$195	58
844 15th St	0.55mi	4/2.5 (+1)	1,514 (-4%)	2mo	$253,000	$167	55
1016 31st St	0.42mi	4/2.5 (+1)	1,768 (+12%)	1mo	$282,000	$160	49
843 29th St	0.46mi	3/2.5	1,349 (-15%)	1mo	$255,000	$189	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.84% appreciation · 2.91% rent growth · sell at horizon

5-year hold

• IRR: 18.3%
• Equity multiple: 1.84×
• Total profit: $29,845
• Equity at exit: $31,632

10-year hold

• IRR: 23.6%
• Equity multiple: 3.43×
• Total profit: $86,494
• Equity at exit: $34,054

Cash invested: $35,560 (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 23607

• Home prices YoY: -0.3%
• Rents YoY: 2.9%
• Active inventory: 128
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,918 high
• Mortgage (P&I): −$666
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $606

Break-even live

Break-even rent $1,150

Max offer price $127,000

Occupancy floor 63%

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	43d	1	0.08mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	43d	1	0.11mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	43d	1	0.16mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	43d	1	0.16mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	23d	1	0.25mi
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	2d	1	0.30mi
2104 Marshall Ave Newport News, VA	4.0	2.0	1568	$2,200	$1.40	16d	1	0.43mi
2102 Marshall Ave Newport News, VA	4.0	2.0	1780	$1,500	$0.84	43d	1	0.43mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	1d	1	0.47mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	23d	1	0.49mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	43d	1	0.52mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	43d	1	0.69mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	43d	1	0.76mi
40 Buxton Ave Unit C Newport News, VA	3.0	1.0	1750	$1,795	$1.03	43d	1	0.83mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	23d	1	0.87mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	23d	1	0.88mi
3100 Warwick Blvd Newport News, VA	2.0	1.5	1130	$1,008	$0.89	3d	2	1.14mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	43d	1	1.20mi
729 Chesapeake Ave Hampton, VA	4.0	3.0	2239	$2,975	$1.33	2d	1	1.23mi
621 44th St Newport News, VA	4.0	3.5	2100	$3,000	$1.43	43d	1	1.26mi
646 46th St Newport News, VA	3.0	2.0	1300	$1,800	$1.38	3d	1	1.30mi
646 46th St Unit Na Newport News, VA	3.0	2.0	1300	$1,800	$1.38	43d	1	1.30mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	43d	1	1.32mi
104 Greenbriar Ave Hampton, VA	2.0	1.0	1146	$1,390	$1.21	12d	1	1.35mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	11d	1	1.42mi
2601 West Ave Newport News, VA	1.0–2.0	1.0–2.0	919	$1,725	$1.88	1d	11	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $127,000 Active 520 DOM
2. 2026-06-17
   days on market $127,000 Active 519 DOM
3. 2026-06-16
   days on market $127,000 Active 518 DOM
4. 2026-06-15
   days on market $127,000 Active 517 DOM
5. 2026-06-09
   days on market $127,000 Active 511 DOM
6. 2026-06-08
   days on market $127,000 Active 510 DOM
7. 2026-06-07
   days on market $127,000 Active 509 DOM
8. 2026-06-03
   days on market $127,000 Active 505 DOM
9. 2026-06-02
   days on market $127,000 Active 504 DOM
10. 2026-06-01
    days on market $127,000 Active 503 DOM
11. 2026-05-31
    days on market $127,000 Active 502 DOM
12. 2026-05-02
    price $127,000 354-char remark

    Show marketing remark (354 chars)

    Property being sold "AS IS". Appliances convey "AS IS". Contents and debris in and on property at settlement convey. Due diligence should be completed prior to submitting offer. No contingencies please. Property is being sold by a Conservator and as a result requires approval by a Comm'r of Accounts before any offer can be ratified.

13. 2026-04-02
    price $137,000 354-char remark

    Show marketing remark (354 chars)

    Property being sold "AS IS". Appliances convey "AS IS". Contents and debris in and on property at settlement convey. Due diligence should be completed prior to submitting offer. No contingencies please. Property is being sold by a Conservator and as a result requires approval by a Comm'r of Accounts before any offer can be ratified.

14. 2026-03-10
    price $147,000 354-char remark

    Show marketing remark (354 chars)

    Property being sold "AS IS". Appliances convey "AS IS". Contents and debris in and on property at settlement convey. Due diligence should be completed prior to submitting offer. No contingencies please. Property is being sold by a Conservator and as a result requires approval by a Comm'r of Accounts before any offer can be ratified.

15. 2026-01-30
    price $157,000 354-char remark

    Show marketing remark (354 chars)

    Property being sold "AS IS". Appliances convey "AS IS". Contents and debris in and on property at settlement convey. Due diligence should be completed prior to submitting offer. No contingencies please. Property is being sold by a Conservator and as a result requires approval by a Comm'r of Accounts before any offer can be ratified.

16. 2026-01-14
    price $167,000 354-char remark

    Show marketing remark (354 chars)

    Property being sold "AS IS". Appliances convey "AS IS". Contents and debris in and on property at settlement convey. Due diligence should be completed prior to submitting offer. No contingencies please. Property is being sold by a Conservator and as a result requires approval by a Comm'r of Accounts before any offer can be ratified.

17. 2025-01-14
    listed $177,000 Active 354-char remark

    Show marketing remark (354 chars)

    Property being sold "AS IS". Appliances convey "AS IS". Contents and debris in and on property at settlement convey. Due diligence should be completed prior to submitting offer. No contingencies please. Property is being sold by a Conservator and as a result requires approval by a Comm'r of Accounts before any offer can be ratified.

18. 1963-01-07
    soldstatus $13,990

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 16 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: $23,011
• − Mortgage interest: −$7,114
• − Property taxes: −$2,276
• − Insurance: −$635
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$3,695
• Taxable income: $5,610
• Est. tax owed @ 24.0%: −$1,346
• After-tax cash flow: $5,929/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): 23,096
• Household income: $42,334
• Rent vs Own: 69.5% rent · 30.5% own
• Severe rent burden: 2008.0

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: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 13% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.84%
• Current HPI: 312.4039
• Rent YoY: ▲ 2.91%
• 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

+807.8% since first listed

7 events — show timeline

• 2026-05-02 Price Changed $127,000 REINMLS
• 2026-04-02 Price Changed $137,000 REINMLS
• 2026-03-10 Price Changed $147,000 REINMLS
• 2026-01-30 Price Changed $157,000 REINMLS
• 2026-01-14 Price Changed $167,000 REINMLS
• 2025-01-14 Listed $177,000 REINMLS
• 1963-01-07 Sold (Public Records) $13,990 Public Records

Property tax history

+4.7%/yr

Latest (2026): $2,276 · +13.8% YoY. Source: county tax records.