325 63rd St · Newport News, VA 23607

$242,500

3 bd · 1.5 ba · 1,417 sqft · SingleFamily public records · 36 Days on market

Built 1935 $171/sqft · 6% above area Est $271k · 10% 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 +12.2/15.0
• Cash flow +8.1/30.0
• 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
• DSCR +2.2/10.0
• 1% rule +2.1/10.0

Listing remarks

Looking for a great home to call your own? This home is blocks away from the Shipyard. Original Harwood floors, amazing front porch, fenced in backyard with a deck, and a detached garage. Looking for one of the few homes in the area with a basement, this one has it! The attic is a walk-in, great to store items, or have a separate office, play room, etc. Check this one out today!

Key facts

• Front porch
• Fenced in backyard
• Basement

Tags

• HARWOOD FLOORS
• FRONT PORCH
• FENCED IN BACKYARD
• DETACHED GARAGE
• BASEMENT
• WALK-IN ATTIC

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Detached 1-car garage; Off-street parking; Driveway parking; Street parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached home; Colonial / Traditional style; 2 stories (2 living levels); Basement foundation
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Back yard fenced; Storage shed

Interior

• Kitchen: Kitchen with pantry; Gas range; Refrigerator; Dishwasher
• Bedrooms: Master bedroom; Additional bedroom; No bedroom with ensuite; No bedroom and full bathroom on first floor
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced hot air heating (natural gas); Central air conditioning
• Interior features: Wood-burning fireplace; Permanent attic stairs with walk-in attic; Attic; Breakfast area; Pantry; Porch; Utility room; 7 total rooms
• Laundry & utility: Washer and dryer present; Washer and dryer hookups; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $201k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (29.0% below list).
• Recommended offer: $172k (29.0% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Carver Elementary (math 14% / reading 32%, grade F, #1,066 of 1,108 statewide, top 96%, 600 students, 90% 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); 128 active listings in the ZIP; 16 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 $1,721/mo this rent would consume 49% 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 $2k of loan paydown is wiped out by about $2k 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 36 days — a 3% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $127k; list at $242k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,122 (29.0% 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 36 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — 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: 0.71% ✗
• Cap rate: 5.14%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 11.7

CMA / ARV

• ARV (median comp): $270,523
• List price: $242,500
• Delta: -10.36%
• 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
5815 Greenway Ave	0.43mi	4/2.0 (+1)	1,448 (+2%)	9mo	$260,000	$180	62
7307 Madison Ave	0.68mi	3/2.0	1,382 (-2%)	5mo	$230,000	$166	58
4905 Warwick Blvd	0.68mi	3/2.5	1,380 (-3%)	2mo	$285,000	$207	58
702 Highland Ct	0.57mi	4/2.0 (+1)	1,385 (-2%)	11mo	$293,760	$212	53
314 69th St	0.37mi	2/1.5 (-1)	1,541 (+9%)	14mo	$260,000	$169	51
5933 Madison Ave	0.57mi	3/2.0	1,320 (-7%)	12mo	$274,900	$208	50
327 48th St	0.74mi	3/1.5	1,292 (-9%)	1mo	$256,900	$199	50
5904 Madison Ave	0.54mi	3/4.0	1,286 (-9%)	4mo	$220,000	$171	46
610 Hilton Blvd	0.49mi	3/2.5	1,585 (+12%)	10mo	$295,000	$186	45
667 Ellen Rd	0.70mi	3/2.0	1,246 (-12%)	3mo	$254,900	$205	43
635 Clinton Dr	0.72mi	4/2.0 (+1)	1,500 (+6%)	11mo	$274,900	$183	41
611 74th St	0.74mi	3/2.0	1,265 (-11%)	11mo	$265,000	$209	37

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: -10.7%
• Equity multiple: 0.53×
• Total profit: $-31,591
• Equity at exit: $60,399

10-year hold

• IRR: -4.1%
• Equity multiple: 0.62×
• Total profit: $-25,864
• Equity at exit: $65,025

Cash invested: $67,900 (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: 11.7×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$1,272
• Tax from tax record: −$221 /mo · $2,652/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-234

Break-even live

Break-even rent $2,017

Max offer price $201,165

Occupancy floor —

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: $60,625
• Closing costs: $7,275
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 61st St Newport News, VA	2.0	1.0	950	$1,500	$1.58	43d	1	0.16mi
325 67th St Newport News, VA	3.0	2.0	1595	$2,095	$1.31	43d	1	0.23mi
6901 Huntington Ave Newport News, VA	3.0	1.5	1600	$1,800	$1.12	43d	1	0.39mi
602 74th St Newport News, VA	2.0	1.0	950	$1,080	$1.14	23d	1	0.64mi
620 73rd St Newport News, VA	3.0	2.0	1203	$1,900	$1.58	2d	1	0.69mi
317 49th St Newport News, VA	3.0	1.5	1238	$1,595	$1.29	23d	1	0.71mi
6010 Jefferson Ave Newport News, VA	2.0	1.0	900	$1,245	$1.38	43d	2	0.86mi
656 49th St Newport News, VA	3.0	1.0	946	$1,500	$1.59	23d	1	0.87mi
902 W Russell Ct Newport News, VA	3.0	1.0	984	$1,450	$1.47	44d	1	0.96mi
635 46th St Newport News, VA	3.0	1.0	1097	$1,400	$1.28	43d	1	0.97mi
646 46th St Unit Na Newport News, VA	3.0	2.0	1300	$1,800	$1.38	43d	1	1.00mi
646 46th St Newport News, VA	3.0	2.0	1300	$1,800	$1.38	4d	1	1.00mi
6206 Hilmar Pl Newport News, VA	2.0	1.0	975	$995	$1.02	43d	1	1.28mi
1112 74th St Newport News, VA	3.0	1.0	928	$1,500	$1.62	21d	1	1.28mi
1115 Briarfield Rd Newport News, VA	1.0–2.0	1.0–2.0	1007	$1,351	$1.34	23d	1	1.34mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	23d	1	1.37mi

Listing history 23 events

1. 2026-06-18
   days on market $242,500 Active 36 DOM
2. 2026-06-17
   days on market $242,500 Active 35 DOM
3. 2026-06-16
   days on market $242,500 Active 34 DOM
4. 2026-06-15
   days on market $242,500 Active 33 DOM
5. 2026-06-09
   days on market $242,500 Active 27 DOM
6. 2026-06-08
   days on market $242,500 Active 26 DOM
7. 2026-06-07
   days on market $242,500 Active 25 DOM
8. 2026-06-03
   days on market $242,500 Active 21 DOM
9. 2026-06-02
   days on market $242,500 Active 20 DOM
10. 2026-06-01
    days on market $242,500 Active 19 DOM
11. 2026-05-31
    days on market $242,500 Active 18 DOM
12. 2026-05-13
    listed $242,500 Active 382-char remark
13. 2017-08-23
    soldstatus $127,000
14. 2017-08-15
    status Under Contract
15. 2017-08-10
    listed $129,000 Active
16. 2017-05-25
    historical
17. 2017-02-09
    price $134,900
18. 2016-11-28
    listed $139,900 Active
19. 2005-03-29
    soldstatus $129,900
20. 1999-05-17
    soldstatus $81,750
21. 1985-09-03
    soldstatus $68,000
22. 1980-08-01
    soldstatus $40,300
23. 1976-04-01
    soldstatus $28,500

ⓘ 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: $2,652 · $221/mo
• Projected year-2 tax: $2,652 · $221/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 ≥105°F today · 15 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: $20,655
• − Mortgage interest: −$13,584
• − Property taxes: −$2,652
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$7,055
• Taxable loss: −$7,153
• Est. tax savings @ 24.0%: +$1,717
• After-tax cash flow: $-1,091/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

+750.9% since first listed

12 events — show timeline

• 2026-05-13 Listed $242,500 REINMLS
• 2017-08-23 Sold (Public Records) $127,000 Public Records
• 2017-08-15 Pending — REINMLS
• 2017-08-10 Listed $129,000 REINMLS
• 2017-05-25 Listing Removed — REINMLS
• 2017-02-09 Price Changed $134,900 REINMLS
• 2016-11-28 Listed $139,900 REINMLS
• 2005-03-29 Sold (Public Records) $129,900 Public Records
• 1999-05-17 Sold (Public Records) $81,750 Public Records
• 1985-09-03 Sold (Public Records) $68,000 Public Records
• 1980-08-01 Sold (Public Records) $40,300 Public Records
• 1976-04-01 Sold (Public Records) $28,500 Public Records

Property tax history

+4.1%/yr

Latest (2026): $2,652 · +9.6% YoY. Source: county tax records.