1512 Rolfe Pl · Newport News, VA 23607

$105,000

2 bd · 1.0 ba · 988 sqft · SingleFamily public records · 2 Days on market

Built 1940 Est $166k · 37% 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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Are you looking for the ideal property to invest in? Look no further than 1512 Rolfe Place. This two-story home has so much potential, priced right and near the water. Nestled with 2 bedrooms, 1 bathroom, a fenced backyard and spacious front yard. This home won't last long.

Key facts

• Spacious front yard
• Near the water
• Fenced backyard

Tags

• FENCED BACKYARD
• SPACIOUS FRONT YARD
• NEAR THE WATER

Property features AI

Finance

• Other: Neighborhood: STUART GARDENS
• HOA & community: No HOA fees

Exterior

• Parking: Driveway parking; On-street parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached colonial; Two stories; Crawl foundation; Simple ownership
• Construction: Asphalt shingle roof
• Exterior features: Vinyl siding; Porch; Fixer upper

Interior

• Kitchen: Electric range
• Bedrooms: Master bedroom; Additional bedroom; No bedroom and full bathroom on first floor
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan; Porch
• Laundry & utility: Washer hookup; Dryer hookup; Utility room; 220 V electrical outlet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 10.4% 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: Heritage High (math 49% / reading 67%, grade C, #262 of 319 statewide, top 82%, 1,111 students, 85% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 58% at this address vs 44% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Newport News City Public School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.9%/yr); 128 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• This rent runs 39% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $726 of loan paydown is wiped out by about $882 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 $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $105,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.76%
• DSCR: 1.66
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $165,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1605 Roanoke Ave	0.33mi	2/1.0	1,000 (+1%)	4mo	$110,000	$110	79
988 15th St	0.33mi	2/1.0	1,061 (+7%)	1mo	$126,050	$119	71
918 Hampton Ave	0.34mi	3/2.0 (+1)	1,000 (+1%)	6mo	$200,000	$200	68
2212 Orcutt Ave	0.46mi	2/1.0	936 (-5%)	4mo	$111,000	$119	66
827 19th Pl	0.18mi	2/1.5	1,100 (+11%)	6mo	$185,000	$168	66
653 19th St	0.33mi	3/1.0 (+1)	894 (-10%)	4mo	$84,000	$94	60
965 21st St	0.38mi	3/1.0 (+1)	1,085 (+10%)	4mo	$125,000	$115	57
1010 27th St	0.64mi	3/2.0 (+1)	950 (-4%)	4mo	$220,000	$232	51
1042 25th St	0.59mi	3/1.0 (+1)	892 (-10%)	1mo	$95,000	$107	51
921 26th St	0.60mi	2/2.0	1,092 (+10%)	3mo	$225,000	$206	48
1245 21st St	0.69mi	3/2.0 (+1)	948 (-4%)	6mo	$190,000	$200	47
1234 22nd St	0.70mi	3/1.0 (+1)	1,100 (+11%)	1mo	$259,000	$235	43

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: 11.8%
• Equity multiple: 1.54×
• Total profit: $15,786
• Equity at exit: $26,152

10-year hold

• IRR: 17.6%
• Equity multiple: 2.78×
• Total profit: $52,339
• Equity at exit: $28,155

Cash invested: $29,400 (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 23607

• Home prices YoY: -0.3%
• Rents YoY: 2.9%
• Active inventory: 128
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,387 high
• Mortgage (P&I): −$551
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $362

Break-even live

Break-even rent $929

Max offer price $105,000

Occupancy floor 69%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
932 16th St Newport News, VA	2.0	1.0	754	$1,500	$1.99	43d	1	0.18mi
1152 Orcutt Ave Newport News, VA	3.0	1.0	947	$1,375	$1.45	4d	1	0.29mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	43d	1	0.32mi
829 22nd St Newport News, VA	3.0	1.5	1020	$1,650	$1.62	43d	1	0.41mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	1d	1	0.71mi
2314 Chestnut Ave Newport News, VA	1.0	1.0	800	$1,090	$1.36	43d	1	0.71mi
2314 Chestnut Ave Newport News, VA	1.0	1.0	900	$990	$1.10	23d	1	0.71mi
1240 24th St Newport News, VA	2.0	1.0	752	$995	$1.32	23d	1	0.77mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	43d	1	0.79mi
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	43d	1	0.86mi
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	10d	1	0.94mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	17d	1	0.98mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	23d	1	1.02mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	4d	1	1.03mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	23d	1	1.03mi
1010 36th St Newport News, VA	2.0	1.0	775	$1,095	$1.41	23d	1	1.10mi
935 37th St Unit 15 Newport News, VA	2.0	1.0	700	$995	$1.42	7d	1	1.15mi
935 37th St Unit 16 Newport News, VA	2.0	1.0	700	$995	$1.42	43d	1	1.15mi
935 37th St Unit 4 Newport News, VA	2.0	1.0	700	$900	$1.29	23d	1	1.15mi
223 29th St Unit 105 Newport News, VA	1.0	1.0	750	$1,200	$1.60	3d	1	1.20mi
2601 West Ave Newport News, VA	1.0–2.0	1.0–2.0	919	$1,725	$1.88	1d	11	1.28mi
97 28th St Newport News, VA	2.0	2.0	930	$1,400	$1.51	43d	1	1.33mi
4107 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	1.35mi
4101 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.35mi
913 41st St Newport News, VA	2.0	1.5	740	$1,045	$1.41	23d	1	1.35mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.35mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	1.35mi
4113 Newsome Dr Unit A Newport News, VA	1.0	1.0	685	$695	$1.01	19d	1	1.36mi
841 41st St Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	1.36mi
915 41st St Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.36mi
4119 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.37mi
4135 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.38mi
4111 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.38mi
4137 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.38mi
4163 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.40mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	23d	1	1.40mi
4218 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	1.40mi
4224 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.41mi
4226 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.41mi
80 30th St Newport News, VA	1.0–3.0	1.0–3.0	923	$1,900	$2.06	1d	4	1.41mi

Listing history 2 events

1. 2026-06-15
   remarks 274-char remark
2. 2026-06-15
   listed $105,000 Under Contract 2 DOM

ⓘ 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: $1,676 · $140/mo
• Projected year-2 tax: $1,676 · $140/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 ≥107°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: $16,644
• − Mortgage interest: −$5,882
• − Property taxes: −$1,676
• − Insurance: −$525
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,055
• Taxable income: $2,843
• Est. tax owed @ 24.0%: −$682
• After-tax cash flow: $3,657/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

+793.6% since first listed

7 events — show timeline

• 2026-06-14 Pending — REINMLS
• 2026-06-12 Listed $105,000 REINMLS
• 2007-09-04 Sold (Public Records) $109,000 Public Records
• 2005-02-11 Sold (Public Records) $47,000 Public Records
• 1998-07-09 Sold (Public Records) $19,935 Public Records
• 1992-05-14 Sold (Public Records) $29,313 Public Records
• 1971-08-16 Sold (Public Records) $11,750 Public Records

Property tax history

+4.5%/yr

Latest (2026): $1,676 · +14.7% YoY. Source: county tax records.