115 Glade Rd · Newport News, VA 23606

$230,000

3 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 8 Days on market

Built 1962 0.33 ac lot Est $286k · 20% 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 +15.0/15.0
• Cash flow +12.7/30.0
• Rent growth +4.3/5.0
• DSCR +3.8/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property Sold as-is. No concessions No Repairs. All Brick Ranch home with 1257sf of living space, 4 bedroom, 1.5 bathrooms, 2 car garage, large storage shed, oversized corner lot, convenient Newport News location near CNU, Mariners Park & Museum, Riverside Hospital, shopping and restaurants. Excellent Value! Must see to appreciate!

Key facts

• Oversized corner lot
• All brick ranch
• Large storage shed

Tags

• ALL BRICK RANCH
• LARGE STORAGE SHED
• OVERSIZED CORNER LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-25 ($-303/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (14.9% below list).
• Recommended offer: $196k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Hidenwood Elementary (math 25% / reading 47%, grade F, #958 of 1,108 statewide, top 87%, 522 students, 91% FRL); Ethel M. Gildersleeve Middle (math 47% / reading 58%, grade C+, #216 of 342 statewide, top 63%, 1,130 students, 89% FRL); Menchville High (math 39% / reading 79%, grade C+, #256 of 319 statewide, top 81%, 1,788 students, 87% FRL) — zoned schools average 89% FRL vs 55% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.4%/yr); 102 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 32% of the median local income ($73k/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 $7k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $23k; list at $230k implies a 915% gain — meaningful room to come down on a strong offer.

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 $195,757 (14.9% 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. Built in 1962 — 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. 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?
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: 0.85% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $286,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Gay Dr	0.30mi	3/1.0	1,290 (+3%)	0mo	$300,000	$233	79
47 Carolyn Dr	0.17mi	3/2.0	1,377 (+10%)	11mo	$335,000	$243	65
36 Pennington Ave	0.44mi	3/2.0	1,327 (+6%)	5mo	$287,000	$216	64
52 Peters Ln	0.57mi	3/2.0	1,210 (-4%)	7mo	$306,500	$253	60
22 Oxford Rd	0.59mi	3/2.0	1,243 (-1%)	11mo	$250,500	$202	59
32 Pennington Ave	0.46mi	3/2.0	1,357 (+8%)	7mo	$310,000	$228	57
12 Carriage Ln	0.51mi	4/2.0 (+1)	1,309 (+4%)	9mo	$299,900	$229	55
58 Peters Ln	0.53mi	3/1.0	1,071 (-15%)	1mo	$230,000	$215	48
13 Rugby Rd	0.50mi	3/1.5	1,097 (-13%)	10mo	$300,000	$273	47
46 Oxford Rd	0.57mi	3/1.5	1,120 (-11%)	10mo	$245,000	$219	47
31 Whites Ln	0.62mi	3/2.0	1,418 (+13%)	16mo	$315,000	$222	34
7A Mellon St	0.74mi	3/2.0	1,421 (+13%)	13mo	$253,000	$178	31

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 · 7.37% rent growth · sell at horizon

5-year hold

• IRR: -12.3%
• Equity multiple: 0.54×
• Total profit: $-29,876
• Equity at exit: $34,294

10-year hold

• IRR: 2.3%
• Equity multiple: 1.19×
• Total profit: $12,346
• Equity at exit: $19,886

Cash invested: $64,400 (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 23606

• Rents YoY: 7.4%
• Active inventory: 102
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$270 /mo · $3,237/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-25

Break-even live

Break-even rent $1,990

Max offer price $225,534

Occupancy floor 96%

Sensitivity live

Price	-10% $105	-5% $40	+0% $-25	+5% $-90	+10% $-155
Rent	-10% $-180	-5% $-103	+0% $-25	+5% $52	+10% $129
Rate	-1.0pp $91	-0.5pp $33	base $-25	+0.5pp $-85	+1.0pp $-146

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Kingstowne Dr Newport News, VA	1.0–2.0	1.0–2.0	900	$1,799	$2.00	4d	25	0.39mi
550 Saint Michaels Way Newport News, VA	1.0–2.0	1.0–2.0	784	$1,791	$2.28	4d	14	0.50mi
126 Candlewood Way Newport News, VA	1.0–2.0	1.0–1.5	768	$1,312	$1.71	6d	5	0.51mi
39 Whites Ln Unit A Newport News, VA	2.0	1.0	1049	$1,395	$1.33	4d	1	0.55mi
27 Nutmeg Quarter Pl Newport News, VA	3.0	2.0	1608	$2,600	$1.62	9d	1	0.59mi
414 Turlington Rd Newport News, VA	1.0–2.0	1.0	925	$1,115	$1.21	4d	24	0.73mi
102 Americana Dr Newport News, VA	1.0–2.0	1.0	875	$1,135	$1.30	4d	17	0.75mi
156 Sloane Pl Newport News, VA	3.0	2.5	1480	$1,750	$1.18	45d	1	0.76mi
500 Waters Edge Dr Newport News, VA	1.0–3.0	1.0–2.0	958	$2,033	$2.12	4d	34	0.76mi
154 Kenilworth Dr Newport News, VA	2.0	1.5	1312	$1,795	$1.37	25d	1	0.81mi
72 Ferguson Ln Newport News, VA	3.0	2.0	1473	$2,200	$1.49	4d	1	0.89mi
390 Hiden Blvd Newport News, VA	4.0	1.5	1631	$1,950	$1.20	45d	1	0.90mi
104 Tidal Dr Newport News, VA	2.0	2.0	1198	$3,550	$2.96	45d	1	0.95mi
301 Nat Turner Blvd S Newport News, VA	1.0–4.0	1.0–4.0	1487	$681	$0.46	16d	1	0.97mi
301 Nat Turner Blvd S Newport News, VA	1.0–4.0	1.0–4.0	1487	$681	$0.46	18d	4	0.97mi
13 Frances St Newport News, VA	3.0	1.0	1016	$1,595	$1.57	45d	1	1.04mi
670 Town Center Dr Newport News, VA	1.0–2.0	1.0–2.0	1442	$2,300	$1.59	45d	2	1.05mi
670 Town Center Dr Newport News, VA	1.0–2.0	1.0–2.0	1442	$2,150	$1.49	16d	2	1.05mi
670 Town Center Dr #405 Newport News, VA	2.0	2.0	1861	$2,150	$1.16	14d	1	1.06mi
4 Fairway Ln Newport News, VA	3.0	1.5	1470	$2,100	$1.43	45d	1	1.08mi
19 Port Lndg Newport News, VA	1.0–3.0	1.0	975	$1,825	$1.87	45d	8	1.11mi
19 Port Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,825	$1.87	3d	24	1.11mi
7 Conway Rd Newport News, VA	3.0	2.5	1500	$1,995	$1.33	16d	1	1.22mi
900 Lakefront Cmns Newport News, VA	1.0–2.0	1.0–2.0	1114	$2,144	$1.92	3d	12	1.25mi
311 Mimosa Dr Newport News, VA	4.0	2.0	1754	$2,350	$1.34	45d	1	1.35mi
404 Lennon Dr Newport News, VA	3.0	2.0	1193	$1,500	$1.26	46d	1	1.42mi

Listing history 3 events

1. 2025-11-11
   status Under Contract
2. 2025-11-03
   listed $230,000 Active
3. 1968-07-26
   soldstatus $22,660

ⓘ 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: $3,237 · $270/mo
• Projected year-2 tax: $3,237 · $270/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 · 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: $23,491
• − Mortgage interest: −$12,884
• − Property taxes: −$3,237
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$6,691
• Taxable loss: −$4,230
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $712/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): 29,971
• Household income: $72,874
• Rent vs Own: 53.4% rent · 46.6% own
• Severe rent burden: 1395.0

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 0.61)
• Race & ethnicity: White 56% Black 23% Hispanic / Latino 13% Two or more races 12% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Romanian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Indo-European 1% Other Asian/Pacific 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: ▼ -170.91%
• Current HPI: 273.5811
• Rent YoY: ▲ 7.37%
• 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

+915.0% since first listed

3 events — show timeline

• 2025-11-11 Pending — REINMLS
• 2025-11-03 Listed $230,000 REINMLS
• 1968-07-26 Sold (Public Records) $22,660 Public Records

Property tax history

+3.6%/yr

Latest (2026): $3,237 · +10.3% YoY. Source: county tax records.