1153 26th St · Newport News, VA 23607

$110,000

4 bd · 1.0 ba · 1,625 sqft · SingleFamily public records · 55 Days on market

Built 1925 4,791 sqft lot

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Investor opportunity with strong value add potential. Ideal for flip or buy and hold. Sold as is.

Key facts

• 4,791 sq ft lot
• Built 1925
• Listed 55 days

Property features AI

Finance

• HOA & community: No HOA (N/A)

Exterior

• Parking: Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached traditional home; 2 stories; Crawlspace foundation
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Lot approximately 0.11 acres; Lot dimensions about 50' x 100'

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: No bedroom and full bathroom on the first floor
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: Carpet and laminate flooring
• Laundry & utility: Washer hookup; Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.8% 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: Sedgefield Elementary (math 9% / reading 37%, grade F, #1,066 of 1,108 statewide, top 96%, 469 students, 91% FRL); Heritage High (math 49% / reading 67%, grade C, #262 of 319 statewide, top 82%, 1,111 students, 85% FRL) — zoned schools average 88% FRL vs 55% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.9%/yr); 130 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $761 of loan paydown is wiped out by about $924 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 $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $35k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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. 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.
7. 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.
8. 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: 2.02% ✓
• Cap rate: 16.77%
• Cash-on-cash: 37.43%
• DSCR: 2.67
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $232,375
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1034 26th St	0.19mi	4/2.0	1,579 (-3%)	0mo	$139,000	$88	82
1236 27th St	0.13mi	3/2.0 (-1)	1,550 (-5%)	2mo	$245,000	$158	76
1220 29th St	0.15mi	3/1.0 (-1)	1,509 (-7%)	2mo	$121,000	$80	75
2011 Chestnut Ave	0.33mi	4/2.0	1,687 (+4%)	1mo	$165,000	$98	73
1237 30th St	0.23mi	4/1.5	1,479 (-9%)	2mo	$125,000	$85	71
1222 27th St	0.10mi	3/2.0 (-1)	1,450 (-11%)	2mo	$175,000	$121	67
928 17th St	0.61mi	4/2.0	1,625 (0%)	2mo	$275,200	$169	66
1016 31st St	0.32mi	4/2.5	1,768 (+9%)	1mo	$282,000	$160	64
1329 22nd St	0.34mi	3/2.0 (-1)	1,759 (+8%)	3mo	$120,000	$68	59
1633 Rolfe Pl	0.69mi	4/2.0	1,589 (-2%)	1mo	$265,000	$167	59
1605 Rolfe Pl	0.74mi	4/2.0	1,514 (-7%)	2mo	$264,900	$175	48
241 Maple Ave	0.70mi	3/1.5 (-1)	1,388 (-15%)	2mo	$199,000	$143	35

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: 36.9%
• Equity multiple: 2.74×
• Total profit: $53,558
• Equity at exit: $27,398

10-year hold

• IRR: 41.0%
• Equity multiple: 5.37×
• Total profit: $134,614
• Equity at exit: $29,496

Cash invested: $30,800 (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: 130
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$577
• Tax from tax record: −$171 /mo · $2,049/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $961

Break-even live

Break-even rent $1,004

Max offer price $110,000

Occupancy floor 52%

Sensitivity live

Price	-10% $1,023	-5% $992	+0% $961	+5% $930	+10% $899
Rent	-10% $785	-5% $873	+0% $961	+5% $1,048	+10% $1,136
Rate	-1.0pp $1,016	-0.5pp $989	base $961	+0.5pp $932	+1.0pp $903

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1242 26th St Newport News, VA	3.0	4.0	1704	$2,400	$1.41	4d	1	0.12mi
1222 29th St Newport News, VA	5.0	3.0	1563	$2,950	$1.89	2d	1	0.14mi
1044 26th St Newport News, VA	5.0	2.0	1500	$2,450	$1.63	5d	1	0.19mi
1034 26th St Newport News, VA	4.0	2.0	1579	$1,600	$1.01	45d	1	0.22mi
1035 23rd St Newport News, VA	3.0	2.0	1378	$1,600	$1.16	45d	1	0.26mi
1227 31st St Newport News, VA	3.0	2.0	1500	$2,495	$1.66	2d	1	0.26mi
1332 29th St Newport News, VA	5.0	2.0	1553	$2,500	$1.61	45d	1	0.28mi
1020 23rd St Newport News, VA	4.0	3.0	1710	$2,195	$1.28	45d	1	0.30mi
1216 21st St Newport News, VA	3.0	3.5	1446	$1,700	$1.18	24d	1	0.33mi
1124 33rd St Newport News, VA	3.0	1.5	1386	$1,600	$1.15	24d	1	0.34mi
1110 21st St Newport News, VA	4.0	2.0	1613	$1,850	$1.15	45d	1	0.35mi
1032 37th St Newport News, VA	3.0	2.0	1191	$1,450	$1.22	45d	1	0.57mi
2104 Marshall Ave Newport News, VA	4.0	2.0	1568	$2,200	$1.40	17d	1	0.62mi
2102 Marshall Ave Newport News, VA	4.0	2.0	1780	$1,500	$0.84	45d	1	0.63mi
321 Pine Ave Newport News, VA	3.0	2.5	1349	$1,990	$1.48	24d	1	0.70mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	45d	1	0.71mi
35 Cedar Ave Newport News, VA	3.0	1.5	1138	$1,595	$1.40	45d	1	0.72mi
233 Pine Ave Newport News, VA	3.0	2.0	1213	$2,100	$1.73	24d	1	0.73mi
40 Buxton Ave Unit C Newport News, VA	3.0	1.0	1750	$1,795	$1.03	45d	1	0.76mi
327 Locust Ave Hampton, VA	4.0	2.0	1500	$2,000	$1.33	45d	1	1.02mi
729 Chesapeake Ave Hampton, VA	4.0	3.0	2239	$2,975	$1.33	4d	1	1.12mi
633 Hemlock Ave Hampton, VA	3.0	1.0	1056	$1,757	$1.66	13d	1	1.21mi
621 44th St Newport News, VA	4.0	3.5	2100	$3,000	$1.43	45d	1	1.23mi
646 46th St Newport News, VA	3.0	2.0	1300	$1,800	$1.38	5d	1	1.24mi
646 46th St Unit Na Newport News, VA	3.0	2.0	1300	$1,800	$1.38	45d	1	1.24mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	45d	1	1.27mi

Listing history 14 events

1. 2026-05-12
   status Under Contract
2. 2026-05-11
   price $110,000
3. 2026-05-11
   status Active
4. 2026-03-30
   historical
5. 2026-02-10
   status Active
6. 2026-02-10
   historical
7. 2026-02-04
   listed $145,000 Active
8. 2022-11-23
   historical
9. 2022-10-24
   price $129,999
10. 2022-10-05
    status Active
11. 2022-10-04
    historical
12. 2022-09-28
    listed $150,000 Active
13. 2016-06-21
    soldstatus $90,000
14. 1985-06-14
    soldstatus $16,000

ⓘ 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: $2,049 · $171/mo
• Projected year-2 tax: $2,049 · $171/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 ≥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: $26,647
• − Mortgage interest: −$6,162
• − Property taxes: −$2,049
• − Insurance: −$550
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$3,200
• Taxable income: $10,422
• Est. tax owed @ 24.0%: −$2,501
• After-tax cash flow: $9,028/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

+587.5% since first listed

14 events — show timeline

• 2026-05-12 Pending — REINMLS
• 2026-05-11 Price Changed $110,000 REINMLS
• 2026-05-11 Relisted — REINMLS
• 2026-03-30 Listing Removed — REINMLS
• 2026-02-10 Relisted — REINMLS
• 2026-02-10 Listing Removed — REINMLS
• 2026-02-04 Listed $145,000 REINMLS
• 2022-11-23 Listing Removed — REINMLS
• 2022-10-24 Price Changed $129,999 REINMLS
• 2022-10-05 Relisted — REINMLS
• 2022-10-04 Listing Removed — REINMLS
• 2022-09-28 Listed $150,000 REINMLS
• 2016-06-21 Sold (Public Records) $90,000 Public Records
• 1985-06-14 Sold (Public Records) $16,000 Public Records

Property tax history

+4.6%/yr

Latest (2026): $2,049 · +14.2% YoY. Source: county tax records.