1026 N Green Dr · Newport News, VA 23602

$230,000

3 bd · 1.5 ba · 1,203 sqft · Townhouse public records · 23 Days on market

Built 1981 1,306 sqft lot $191/sqft · at area comps Est $224k · at est. $67/mo HOA · 3% of rent

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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).

• Cash flow +13.7/30.0
• ARV discount +6.3/15.0
• Rent growth +5.0/5.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 1026 N Green Drive in the Willow Green North subdivision! This beautifully maintained townhouse features an open floor plan with durable LVP flooring throughout the first floor and a spacious primary bedroom located on the second level for added privacy and comfort. Conveniently located near Christopher Newport University, hospitals, shopping, grocery stores, major highways, and the airport, this home offers both comfort and convenience in an ideal location. Don’t wait — make this your first stop!

Key facts

• Open floor plan
• Ideal location
• Durable lvp flooring

Tags

• OPEN FLOOR PLAN
• DURABLE LVP FLOORING
• SPACIOUS PRIMARY BEDROOM
• IDEAL LOCATION

Property features AI

Finance

• HOA & community: Has HOA (Willow Green); POA fee $67 monthly; Condo/POA amenities include pool, ground maintenance, and trash pickup

Exterior

• Parking: Assigned/reserved parking
• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Attached townhouse; 2 stories; Simple ownership
• Construction: Slab foundation; Asphalt shingle roof
• Exterior features: Wood siding; Back yard fenced with wood fence; Pool (community); Ground maintenance (community); Trash pickup (community)

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Electric range; Refrigerator
• Bedrooms: Master bedroom; Additional bedroom; No bedroom and full bathroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom; Full bathroom (listed among rooms)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Attic; Breakfast area; Utility closet
• Laundry & utility: Washer and washer hookup; Dryer and dryer hookup; Utility room

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $16 ($191/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 $201k (12.6% below list).
• Recommended offer: $201k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Joseph H. Saunders Elementary (math 16% / reading 35%, grade F, #1,046 of 1,108 statewide, top 95%, 621 students, 89% FRL); Homer L. Hines Middle (math 28% / reading 47%, grade F, #315 of 342 statewide, top 93%, 877 students, 85% FRL); Warwick High (math 42% / reading 77%, grade C+, #247 of 319 statewide, top 80%, 1,645 students, 86% FRL) — zoned schools average 87% FRL vs 55% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+13.2%/yr); 185 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• This rent runs 30% of the median local income ($79k/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

• It's been on market 23 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $165k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $200,974 (12.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.87% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (median comp): $224,136
• List price: $230,000
• Delta: 2.62%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1046 N Green Dr	0.03mi	3/1.5	1,247 (+4%)	18mo	$176,000	$141	78
141 Mainsail Loop	0.44mi	2/2.0 (-1)	1,261 (+5%)	4mo	$335,000	$266	62

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.60×
• Total profit: $-25,617
• Equity at exit: $34,294

10-year hold

• IRR: 4.8%
• Equity multiple: 1.43×
• Total profit: $27,417
• 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 23602

• Home prices YoY: -19.2%
• Rents YoY: 13.2%
• Active inventory: 185
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,010 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$96
• HOA: −$67
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $16

Break-even live

Break-even rent $1,990

Max offer price $230,000

Occupancy floor 94%

Sensitivity live

Price	-10% $146	-5% $81	+0% $16	+5% $-49	+10% $-114
Rent	-10% $-143	-5% $-63	+0% $16	+5% $95	+10% $175
Rate	-1.0pp $132	-0.5pp $74	base $16	+0.5pp $-44	+1.0pp $-104

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1116 N Green Dr Newport News, VA	2.0	2.5	1288	$1,550	$1.20	25d	1	0.10mi
100 Armory St Newport News, VA	1.0–3.0	1.0–2.0	1190	$3,144	$2.64	45d	1	0.26mi
1 Guenevere Ct Apt D Newport News, VA	1.0–2.0	1.0	760	$1,029	$1.35	9d	1	0.48mi
900 Lakefront Cmns Newport News, VA	1.0–2.0	1.0–2.0	1114	$2,144	$1.92	3d	12	1.10mi
173 Louise Dr Newport News, VA	3.0	1.0–2.0	1000	$1,725	$1.73	45d	5	1.16mi
526 Ironwood Dr Yorktown, VA	2.0	2.0	1108	$1,800	$1.62	9d	1	1.17mi
670 Town Center Dr Newport News, VA	1.0–2.0	1.0–2.0	1442	$2,150	$1.49	16d	2	1.32mi
670 Town Center Dr Newport News, VA	1.0–2.0	1.0–2.0	1442	$2,300	$1.59	45d	2	1.32mi
501 Coral Key Pl Newport News, VA	1.0–3.0	1.0–2.0	1070	$1,999	$1.87	3d	18	1.41mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 14 events

1. 2026-06-03
   days on market $230,000 Active 23 DOM
2. 2026-06-02
   days on market $230,000 Active 22 DOM
3. 2026-06-01
   days on market $230,000 Active 21 DOM
4. 2026-05-31
   days on market $230,000 Active 20 DOM
5. 2026-05-11
   listed $230,000 Active 530-char remark
6. 2022-05-17
   soldstatus $165,000
7. 2022-05-05
   status Under Contract
8. 2022-04-18
   historical Active Under Contract
9. 2022-04-14
   listed $159,900 Active
10. 2019-07-19
    soldstatus $130,000
11. 2019-06-10
    status Under Contract
12. 2019-06-04
    listed $130,000 Active
13. 1983-10-14
    soldstatus $62,075
14. 1982-02-01
    soldstatus $57,500

ⓘ 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: $2,434 · $203/mo
• Projected year-2 tax: $2,434 · $203/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: $24,117
• − Mortgage interest: −$12,884
• − Property taxes: −$2,434
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,929
• − Management: −$1,929
• − HOA: −$804
• − Depreciation: −$6,691
• Taxable loss: −$3,704
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $1,080/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): 42,265
• Household income: $79,475
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1696.0

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 0.69)
• Race & ethnicity: White 42% Black 34% Hispanic / Latino 12% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 6% Other Asian/Pacific 1% Russian/Polish/Slavic 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: ▼ -67.28%
• Current HPI: 283.0889
• Rent YoY: ▲ 13.22%
• 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

+300.0% since first listed

11 events — show timeline

• 2026-06-04 Listing Removed — REINMLS
• 2026-05-11 Listed $230,000 REINMLS
• 2022-05-17 Sold (Public Records) $165,000 Public Records
• 2022-05-05 Pending — REINMLS
• 2022-04-18 Contingent — REINMLS
• 2022-04-14 Listed $159,900 REINMLS
• 2019-07-19 Sold (Public Records) $130,000 Public Records
• 2019-06-10 Pending — REINMLS
• 2019-06-04 Listed $130,000 REINMLS
• 1983-10-14 Sold (Public Records) $62,075 Public Records
• 1982-02-01 Sold (Public Records) $57,500 Public Records

Property tax history

+4.2%/yr

Latest (2026): $2,434 · +17.6% YoY. Source: county tax records.