1152 22nd St · Newport News, VA 23607

$85,000

3 bd · 1.0 ba · 835 sqft · SingleFamily public records · 40 Days on market

Built 1952 2,613 sqft lot $102/sqft · 27% below area Est $116k · 27% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Nothing but opportunity to bring this 2-bedroom, 1-bath home back to life! Featuring around 835 sqft, this property is ideal for investors, renovators, or buyers looking for a complete rehab project. Endless potential for the right buyer. Conveniently located near the highway and more. Call today for more information and to schedule your tour! Case#541-876160 IE (Insurable with escrow) Subject to Appraisal. Property is Owned by the US Dept. of HUD. Seller makes no representations or warranties as to the property condition. HUD Homes are Sold "AS IS". Equal Housing Opportunity. Seller may contribute up to 3% for buyers closing costs upon, upon bid submission.

Key facts

• 2,613 sq ft lot
• Built 1952
• Listed 40 days

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Utilities: City/County water; City/County sewer; Electric water heater
• Home design: Detached bungalow; Single-story (1 story); Crawl space foundation
• Construction: Asphalt shingle roof
• Exterior features: Aluminum siding; Back yard fenced

Interior

• Bedrooms: Bedroom and full bathroom on the first floor; Total of 5 rooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $588 of loan paydown is wiped out by about $714 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $11k; list at $85k implies a 698% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 1952 — 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: 1.63% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.24%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $115,995
• List price: $85,000
• Delta: -26.72%
• 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
1116 28th St	0.31mi	3/1.0	836 (+0%)	4mo	$111,000	$133	82
1042 25th St	0.22mi	3/1.0	892 (+7%)	1mo	$95,000	$107	78
1238 17th St	0.33mi	2/1.0 (-1)	821 (-2%)	4mo	$82,000	$100	74
1210 33rd St	0.55mi	3/1.0	861 (+3%)	0mo	$83,000	$96	69
3115 Roanoke Ave	0.51mi	2/1.0 (-1)	818 (-2%)	2mo	$75,000	$92	66
132 Ash Ave	0.52mi	2/1.0 (-1)	850 (+2%)	2mo	$191,500	$225	66
2805 Parish Ave	0.46mi	2/1.0 (-1)	794 (-5%)	3mo	$107,500	$135	63
1245 21st St	0.17mi	3/2.0	948 (+14%)	6mo	$190,000	$200	60
2212 Orcutt Ave	0.27mi	2/1.0 (-1)	936 (+12%)	4mo	$111,000	$119	59
1010 27th St	0.35mi	3/2.0	950 (+14%)	4mo	$220,000	$232	54
749 31st St	0.75mi	3/1.0	918 (+10%)	5mo	$79,000	$86	44
3413 Roanoke Ave	0.66mi	2/1.0 (-1)	727 (-13%)	0mo	$72,000	$99	42

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: 23.6%
• Equity multiple: 2.09×
• Total profit: $25,999
• Equity at exit: $21,171

10-year hold

• IRR: 28.6%
• Equity multiple: 3.98×
• Total profit: $70,843
• Equity at exit: $22,792

Cash invested: $23,800 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$446
• Tax from tax record: −$110 /mo · $1,319/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $501

Break-even live

Break-even rent $748

Max offer price $85,000

Occupancy floor 59%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	1d	1	0.11mi
1240 24th St Newport News, VA	2.0	1.0	752	$995	$1.32	23d	1	0.18mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	43d	1	0.19mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	3d	1	0.44mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	23d	1	0.44mi
932 16th St Newport News, VA	2.0	1.0	754	$1,500	$1.99	43d	1	0.45mi
829 22nd St Newport News, VA	3.0	1.5	1020	$1,650	$1.62	43d	1	0.45mi
1152 Orcutt Ave Newport News, VA	3.0	1.0	947	$1,375	$1.45	3d	1	0.48mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	23d	1	0.60mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	43d	1	0.60mi
1010 36th St Newport News, VA	2.0	1.0	775	$1,095	$1.41	23d	1	0.72mi
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	43d	1	0.73mi
935 37th St Unit 4 Newport News, VA	2.0	1.0	700	$900	$1.29	23d	1	0.84mi
935 37th St Unit 16 Newport News, VA	2.0	1.0	700	$995	$1.42	43d	1	0.84mi
935 37th St Unit 15 Newport News, VA	2.0	1.0	700	$995	$1.42	7d	1	0.84mi
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	10d	1	0.85mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	17d	1	0.87mi
913 41st St Newport News, VA	2.0	1.5	740	$1,045	$1.41	23d	1	1.01mi
915 41st St Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.01mi
4111 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	2d	1	1.02mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.02mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	1.02mi
4101 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.03mi
4107 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	1.03mi
4119 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.05mi
4218 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	2d	1	1.05mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	23d	1	1.05mi
841 41st St Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	1.05mi
4224 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.06mi
4226 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.06mi
4135 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	2d	1	1.06mi
4163 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	1.07mi
4137 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	2d	1	1.07mi
4241 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	2d	1	1.07mi
4263 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	1.10mi
4263 Newsome Dr Unit 4263 Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	1.10mi
4261 Newsome Dr Newport News, VA	2.0	1.0	740	$10,145	$13.71	23d	1	1.10mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	1.12mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	2d	1	1.12mi
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	7d	1	1.20mi

Listing history 13 events

1. 2026-06-18
   days on market $85,000 Active 40 DOM
2. 2026-06-17
   days on market $85,000 Active 39 DOM
3. 2026-06-16
   days on market $85,000 Active 38 DOM
4. 2026-06-15
   days on market $85,000 Active 37 DOM
5. 2026-06-09
   days on market $85,000 Active 31 DOM
6. 2026-06-08
   days on market $85,000 Active 30 DOM
7. 2026-06-07
   days on market $85,000 Active 29 DOM
8. 2026-06-03
   days on market $85,000 Active 25 DOM
9. 2026-06-02
   days on market $85,000 Active 24 DOM
10. 2026-06-01
    days on market $85,000 Active 23 DOM
11. 2026-05-31
    days on market $85,000 Active 22 DOM
12. 2026-05-08
    listed $85,000 Active 676-char remark
13. 1967-06-01
    soldstatus $10,650

ⓘ 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: $1,319 · $110/mo
• Projected year-2 tax: $1,319 · $110/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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: $16,583
• − Mortgage interest: −$4,761
• − Property taxes: −$1,319
• − Insurance: −$425
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,473
• Taxable income: $4,952
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,819/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

+698.1% since first listed

2 events — show timeline

• 2026-05-08 Listed $85,000 REINMLS
• 1967-06-01 Sold (Public Records) $10,650 Public Records

Property tax history

+4.6%/yr

Latest (2026): $1,319 · +18.8% YoY. Source: county tax records.