1432 Granada Ct · Newport News, VA 23630

$173,999

3 bd · 2.0 ba · 1,241 sqft · SingleFamily · 36 Days on market

Built 1979 Good condition 3,049 sqft lot $140/sqft · 45% below area Est $319k · 45% under

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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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Appreciation +5.0/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Beautifully updated condo in Sonoma Woods. New flooring and paint throughout. On sight Security guard. Less than 10 minutes to Fort Eustis, 6 miles to city center. Easy access to the highway and centrally located. This condo is in the best spot in neighborhood, backs up to a nice wooded area and is close to the pool. Enjoy maintenance free living, trash, water and sewer is included in HOA. All yard maintenance outside of fenced in porch is done by the HOA. This is as turn key as it gets. 1 garage space and multiple parking spaces allowed in parking lot.

Key facts

• Close to pool
• Updated condo
• 3,049 sq ft lot

Tags

• UPDATED CONDO
• ON SITE SECURITY GUARD
• EASY ACCESS TO HIGHWAY
• BACKS UP TO WOODED AREA
• CLOSE TO POOL
• MAINTENANCE FREE LIVING

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public sewer; Community water; Electric heating fuel
• Home design: Detached structure
• Construction: Masonry construction; Rubber, tile, and tar/gravel roof; Other foundation
• Exterior features: Personal pool; Above-grade other structures

Interior

• Kitchen: Gas oven/range; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on main level
• Flooring: Ceramic tile; Luxury vinyl tile
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Stainless steel appliances; Disposal; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $149 ($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 $171k (1.7% below list).
• Recommended offer: $169k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 1 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• 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 + 3.0% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($169k) is reasonable based on typical stale-listing flexibility.

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 $168,779 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1979 — 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: 0.98% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.67%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $318,984
• List price: $173,999
• Delta: -45.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
248 Windsor Castle Dr	0.52mi	3/2.0	1,280 (+3%)	3mo	$325,900	$255	68
29 Fauquier Pl	0.30mi	3/2.0	1,350 (+9%)	9mo	$309,000	$229	64
252 Monroe Ave	0.46mi	3/2.5	1,388 (+12%)	8mo	$330,000	$238	50
108 Prince William Rd	0.60mi	4/1.5 (+1)	1,294 (+4%)	12mo	$175,000	$135	48
260 Richneck Rd	0.65mi	3/1.0	1,344 (+8%)	8mo	$290,000	$216	45
2 Prince Edward Cir	0.54mi	3/2.0	1,152 (-7%)	22mo	$275,000	$239	45
182 Ridgewood Pkwy	0.48mi	3/1.0	1,055 (-15%)	6mo	$265,000	$251	44
199 Ridgewood Pkwy	0.58mi	4/2.5 (+1)	1,400 (+13%)	3mo	$325,000	$232	42
12640 Daybreak Cir	0.54mi	2/2.0 (-1)	1,100 (-11%)	22mo	$190,600	$173	33
12776 Daybreak Cir	0.64mi	2/2.0 (-1)	1,120 (-10%)	21mo	$195,000	$174	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.9%
• Equity multiple: 1.63×
• Total profit: $30,472
• Equity at exit: $78,237

10-year hold

• IRR: 13.2%
• Equity multiple: 2.95×
• Total profit: $95,246
• Equity at exit: $120,573

Cash invested: $48,720 (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 23630

• Active inventory: 1
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$912
• Tax est. 1.5%: −$217 /mo · $2,610/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $149

Break-even live

Break-even rent $1,522

Max offer price $173,999

Occupancy floor 86%

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: $43,500
• Closing costs: $5,220
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Landmark Ct Newport News, VA	1.0–3.0	1.0–2.0	1020	$1,802	$1.77	2d	1	0.29mi
1 Cedarwood Way Newport News, VA	2.0	2.0	1050	$1,711	$1.63	43d	1	0.30mi
163 Windsor Castle Dr Unit B Newport News, VA	2.0	2.5	1369	$1,750	$1.28	21d	1	0.31mi
12750 Saint George St Newport News, VA	3.0	2.5	1350	$1,300	$0.96	7d	1	0.33mi
153 Windsor Castle Dr Unit A Newport News, VA	2.0	2.0	985	$1,450	$1.47	10d	1	0.34mi
218 Mona Dr Newport News, VA	3.0	1.0	993	$2,150	$2.17	23d	1	0.37mi
650 Stoney Creek Ln Unit 00 510305 Newport News, VA	2.0	2.0	1124	$1,699	$1.51	4d	1	0.37mi
650 Stoney Creek Ln Unit 00 601303 Newport News, VA	2.0	2.0	1124	$1,649	$1.47	23d	1	0.37mi
650 Stoney Creek Ln Unit 00 621307 Newport News, VA	2.0	2.0	1124	$1,499	$1.33	43d	1	0.37mi
650 Stoney Creek Ln Unit 00 520307 Newport News, VA	2.0	2.0	1124	$1,614	$1.44	43d	1	0.37mi
804 Newday Ct Newport News, VA	2.0	2.0	1100	$1,600	$1.45	14d	1	0.53mi
305 Mona Dr Newport News, VA	3.0	1.0	1016	$1,650	$1.62	10d	1	0.56mi
12851 Daybreak Cir Newport News, VA	2.0	2.0	942	$1,450	$1.54	43d	1	0.57mi
12663 Daybreak Cir Newport News, VA	2.0	2.0	944	$1,500	$1.59	43d	1	0.58mi
108 Tazewell Rd Newport News, VA	3.0	2.0	1144	$1,900	$1.66	43d	1	0.65mi
13 Sally Ann Pl Newport News, VA	3.0	1.5	1150	$2,150	$1.87	4d	1	0.77mi
11 Betty Lee Pl Newport News, VA	2.0	1.5	1000	$1,495	$1.50	23d	1	0.80mi
55 Oneonta Dr Newport News, VA	3.0	2.0	1152	$1,750	$1.52	23d	1	0.85mi
15 Otsego Dr Newport News, VA	3.0	1.5	1280	$1,900	$1.48	43d	1	0.89mi
2055 Stanford Ln Unit 00 2055332 Newport News, VA	2.0	2.0	942	$2,120	$2.25	23d	1	1.02mi
100 Springhouse Way Newport News, VA	1.0–2.0	1.0–2.0	675	$1,589	$2.35	1d	47	1.04mi
581 Calla Ct Newport News, VA	1.0–3.0	1.0–2.0	990	$1,575	$1.59	1d	11	1.06mi
401 Jester Ct Newport News, VA	2.0	2.0	949	$1,462	$1.54	1d	3	1.14mi
397 Deputy Ln Unit A Newport News, VA	3.0	2.5	1422	$1,925	$1.35	21d	1	1.14mi
722 Emerald Ct Newport News, VA	3.0	2.5	1488	$2,400	$1.61	43d	1	1.18mi
713 Emerald Ct Newport News, VA	3.0	2.5	1455	$2,300	$1.58	43d	1	1.21mi
416 Hustings Ln Newport News, VA	3.0	3.0	1422	$1,850	$1.30	12d	1	1.25mi
416 Hustings Ln Unit F Newport News, VA	3.0	2.5	1422	$1,850	$1.30	14d	1	1.25mi
409 Flint Dr Newport News, VA	4.0	1.5	1415	$2,300	$1.63	43d	1	1.27mi
381 Advocate Ct Unit F Newport News, VA	3.0	2.5	1400	$1,325	$0.95	43d	1	1.30mi
14353 Deloice Cres Newport News, VA	1.0–3.0	1.0–2.0	971	$2,032	$2.09	1d	11	1.43mi
161 Jenness Ln Newport News, VA	3.0	1.5	1121	$1,537	$1.37	43d	1	1.44mi

Listing history 12 events

1. 2026-06-18
   days on market $173,999 Active 36 DOM
2. 2026-06-17
   days on market $173,999 Active 35 DOM
3. 2026-06-16
   pricedays on market $173,999 Active 34 DOM
4. 2026-06-15
   days on market $175,000 Active 33 DOM
5. 2026-06-09
   days on market $175,000 Active 27 DOM
6. 2026-06-08
   days on market $175,000 Active 26 DOM
7. 2026-06-07
   days on market $175,000 Active 25 DOM
8. 2026-06-03
   days on market $175,000 Active 21 DOM
9. 2026-06-02
   days on market $175,000 Active 20 DOM
10. 2026-06-01
    days on market $175,000 Active 19 DOM
11. 2026-05-31
    days on market $175,000 Active 18 DOM
12. 2026-05-13
    listed $175,000 Active 559-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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: $20,528
• − Mortgage interest: −$9,747
• − Property taxes: −$2,610
• − Insurance: −$870
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$5,062
• Taxable loss: −$1,045
• Est. tax savings @ 24.0%: +$251
• After-tax cash flow: $2,038/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.

Condition & rehab AI · 25 photos

Good 80/100 Cosmetic rehab

This updated condo in Sonoma Woods is move-in ready with fresh paint, new flooring, and updated bathrooms. It offers a great location and maintenance-free living.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping and fence maintenance — Well-maintained landscaping and fence improve curb appeal and property value
• Both New window treatments — New blinds and curtains enhance curb appeal and interior aesthetics
• Both New flooring in bathrooms — Fresh flooring in bathrooms improves functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping and fence maintenance — Well-maintained landscaping and fence improve curb appeal and property value ↑
• Both New window treatments — New blinds and curtains enhance curb appeal and interior aesthetics ↑
• Both New flooring in bathrooms — Fresh flooring in bathrooms improves functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• 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

-0.6% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $173,999 BRIGHT MLS
• 2026-05-13 Listed $175,000 BRIGHT MLS