541 Pineland Cir #301 · Newport News, VA 23608

$129,900

2 bd · 2.0 ba · 960 sqft · Condo public records · 85 Days on market

Built 1988 $135/sqft · 9% below area Est $143k · 9% under $216/mo HOA · 15% of rent

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Why this score? — see what drove the C- 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 +15.1/30.0
• ARV discount +11.6/15.0
• 1% rule +6.1/10.0
• DSCR +4.6/10.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell ASAP! Priced under city assessment for a quick. as-is sale! Move-in ready! Check out the numbers and you will say WOW! 3rd floor end unit! 2 bedrooms, 2 baths, open floorplan. New water heater 2026. Best buy in all of Newport News! Won't last long!

Key facts

• $216 HOA
• Community pool
• Built 1988

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $43 ($511/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.7% 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.
• Market conditions: Rents rising fast (+6.9%/yr); 215 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals leasing fast (median 9d on market — plan ~1-2 weeks tenant-placement turnaround); 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 85 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.11% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 7.5

CMA / ARV

• ARV (median comp): $142,781
• List price: $129,900
• Delta: -9.02%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.87% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.66×
• Total profit: $-12,336
• Equity at exit: $19,369

10-year hold

• IRR: 5.9%
• Equity multiple: 1.53×
• Total profit: $19,370
• Equity at exit: $11,231

Cash invested: $36,372 (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 23608

• Home prices YoY: -10.5%
• Rents YoY: 6.9%
• Active inventory: 215
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,448 high
• Mortgage (P&I): −$681
• Tax from tax record: −$150 /mo · $1,796/yr
• Insurance: −$54
• HOA: −$216
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $43

Break-even live

Break-even rent $1,394

Max offer price $129,900

Occupancy floor 92%

Sensitivity live

Price	-10% $116	-5% $79	+0% $43	+5% $6	+10% $-31
Rent	-10% $-72	-5% $-15	+0% $43	+5% $100	+10% $157
Rate	-1.0pp $108	-0.5pp $76	base $43	+0.5pp $9	+1.0pp $-25

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
568 Candle Ln Newport News, VA	2.0	2.0	960	$1,395	$1.45	45d	1	0.04mi
572 Candle Ln Apt 302 Newport News, VA	2.0	2.0	960	$1,395	$1.45	25d	1	0.06mi
517 Mary Robert Ln Unit 1 Newport News, VA	1.0	1.0	750	$1,400	$1.87	45d	1	0.11mi
418 Cox Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,352	$1.39	3d	9	0.21mi
222 Woodhaven Rd Unit A Newport News, VA	1.0	1.0	602	$1,200	$1.99	12d	1	0.23mi
581 Calla Ct Newport News, VA	1.0–3.0	1.0–2.0	990	$1,360	$1.37	3d	11	0.58mi
26 Garfield Dr Newport News, VA	3.0	1.0	1090	$1,850	$1.70	25d	1	0.69mi
399 Hickory Point Blvd Newport News, VA	2.0	1.5	984	$1,594	$1.62	3d	10	0.71mi
91 River Palms Rd Newport News, VA	1.0–3.0	1.0–2.5	871	$1,741	$2.00	3d	49	0.75mi
401 Jester Ct Newport News, VA	2.0	2.0	949	$1,462	$1.54	3d	3	0.93mi
329 Boulder Dr Newport News, VA	2.0	2.0	960	$1,482	$1.54	4d	13	0.96mi
372 Beechmont Dr Newport News, VA	1.0	1.0	750	$1,004	$1.34	9d	2	1.03mi
500 Big Forrest Ct Newport News, VA	1.0–2.0	1.0	828	$1,383	$1.67	5d	4	1.11mi
305 Mona Dr Newport News, VA	3.0	1.0	1016	$1,650	$1.62	12d	1	1.16mi
14505 Old Courthouse Way Newport News, VA	2.0	2.0	970	$1,500	$1.55	5d	3	1.19mi
62 Hanover Way Newport News, VA	1.0	1.0	650	$949	$1.46	45d	1	1.21mi
870 Lucas Creek Rd Newport News, VA	1.0	1.0	650	$844	$1.30	9d	1	1.21mi
218 Mona Dr Newport News, VA	3.0	1.0	993	$2,150	$2.17	25d	1	1.26mi
14534 Old Courthouse Way Newport News, VA	1.0–2.0	1.0	732	$1,250	$1.71	4d	14	1.26mi
153 Windsor Castle Dr Unit A Newport News, VA	2.0	2.0	985	$1,450	$1.47	12d	1	1.29mi
3900 Woodbridge Dr Unit 00 2106 Newport News, VA	2.0	1.5	1121	$1,499	$1.34	21d	1	1.32mi
3900 Woodbridge Dr Unit 00 1604 Newport News, VA	2.0	1.5	1121	$1,499	$1.34	25d	1	1.32mi
3900 Woodbridge Dr Unit 00 2006 Newport News, VA	2.0	1.5	1121	$1,499	$1.34	17d	1	1.32mi
104 Landmark Ct Newport News, VA	1.0–3.0	1.0–2.0	1020	$1,504	$1.47	3d	1	1.36mi
525 Dartmoor Dr Newport News, VA	1.0	1.0	582	$1,630	$2.80	3d	6	1.49mi

HOA detail condo

• Monthly dues: $216 · $2,592/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-17
   days on market $129,900 Active 85 DOM
2. 2026-06-16
   days on marketlisting id $129,900 Active 84 DOM
3. 2026-06-15
   days on market $129,900 Active 97 DOM
4. 2026-06-09
   days on market $129,900 Active 91 DOM
5. 2026-06-08
   days on market $129,900 Active 90 DOM
6. 2026-06-07
   statusdays on market $129,900 Active 89 DOM
7. 2026-06-03
   days on market $129,900 Active Under Contract 85 DOM
8. 2026-06-02
   days on market $129,900 Active Under Contract 84 DOM
9. 2026-06-01
   days on market $129,900 Active Under Contract 83 DOM
10. 2026-05-31
    days on market $129,900 Active Under Contract 82 DOM
11. 2026-05-01
    price $129,900 263-char remark

    Show marketing remark (263 chars)

    Priced to sell ASAP! Priced under city assessment for a quick. as-is sale! Move-in ready! Check out the numbers and you will say WOW! 3rd floor end unit! 2 bedrooms, 2 baths, open floorplan. New water heater 2026. Best buy in all of Newport News! Won't last long!

12. 2026-05-01
    price $129,900 263-char remark

    Show marketing remark (263 chars)

    Priced to sell ASAP! Priced under city assessment for a quick. as-is sale! Move-in ready! Check out the numbers and you will say WOW! 3rd floor end unit! 2 bedrooms, 2 baths, open floorplan. New water heater 2026. Best buy in all of Newport News! Won't last long!

13. 2026-05-01
    price $129,900

    Show marketing remark (263 chars)

    Priced to sell ASAP! Priced under city assessment for a quick. as-is sale! Move-in ready! Check out the numbers and you will say WOW! 3rd floor end unit! 2 bedrooms, 2 baths, open floorplan. New water heater 2026. Best buy in all of Newport News! Won't last long!

14. 2026-03-10
    price $134,900 263-char remark

    Show marketing remark (263 chars)

    Priced to sell ASAP! Priced under city assessment for a quick. as-is sale! Move-in ready! Check out the numbers and you will say WOW! 3rd floor end unit! 2 bedrooms, 2 baths, open floorplan. New water heater 2026. Best buy in all of Newport News! Won't last long!

15. 2026-03-10
    listed $134,900 Active 263-char remark

    Show marketing remark (263 chars)

    Priced to sell ASAP! Priced under city assessment for a quick. as-is sale! Move-in ready! Check out the numbers and you will say WOW! 3rd floor end unit! 2 bedrooms, 2 baths, open floorplan. New water heater 2026. Best buy in all of Newport News! Won't last long!

16. 2026-03-10
    listed $134,600 Active 263-char remark

    Show marketing remark (263 chars)

    Priced to sell ASAP! Priced under city assessment for a quick. as-is sale! Move-in ready! Check out the numbers and you will say WOW! 3rd floor end unit! 2 bedrooms, 2 baths, open floorplan. New water heater 2026. Best buy in all of Newport News! Won't last long!

17. 2026-03-10
    listed $134,900 Active

    Show marketing remark (263 chars)

    Priced to sell ASAP! Priced under city assessment for a quick. as-is sale! Move-in ready! Check out the numbers and you will say WOW! 3rd floor end unit! 2 bedrooms, 2 baths, open floorplan. New water heater 2026. Best buy in all of Newport News! Won't last long!

18. 2023-11-03
    soldstatus $118,000
19. 2023-11-02
    soldstatus $118,000 Closed
20. 2023-11-01
    status Under Contract
21. 2023-11-01
    status Pending
22. 2023-10-26
    historical Active Under Contract
23. 2023-10-23
    price $128,000
24. 2023-10-23
    price $128,000
25. 2023-10-23
    price $128,000
26. 2023-10-18
    status Active
27. 2023-10-17
    status Active
28. 2023-05-12
    status Under Contract
29. 2023-05-12
    status Pending
30. 2023-05-11
    historical
31. 2023-05-08
    listed $130,000 Active
32. 2023-05-08
    listed $130,000 Active
33. 2023-05-05
    historical $130,000
34. 2006-09-06
    soldstatus $74,000
35. 1988-09-08
    soldstatus $49,875

ⓘ 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: $1,796 · $150/mo
• Projected year-2 tax: $1,796 · $150/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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,371
• − Mortgage interest: −$7,276
• − Property taxes: −$1,796
• − Insurance: −$650
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − HOA: −$2,592
• − Depreciation: −$3,779
• Taxable loss: −$1,502
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $871/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): 43,641
• Household income: $71,126
• Rent vs Own: 50.4% rent · 49.6% own
• Severe rent burden: 2094.0

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 0.70)
• Race & ethnicity: Black 40% White 36% Hispanic / Latino 12% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Slovak 2% Italian 1% Romanian 1%
• Foreign-born: 11% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 1% Arabic 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: ▼ -34.79%
• Current HPI: 297.7465
• Rent YoY: ▲ 6.87%
• 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

+160.5% since first listed

25 events — show timeline

• 2026-05-01 Price Changed $129,900 REINMLS
• 2026-05-01 Price Changed $129,900 CBRAR
• 2026-05-01 Price Changed $129,900 WMLS
• 2026-03-10 Price Changed $134,900 REINMLS
• 2026-03-10 Listed $134,900 CBRAR
• 2026-03-10 Listed $134,900 WMLS
• 2026-03-10 Listed $134,600 REINMLS
• 2023-11-03 Sold (Public Records) $118,000 Public Records
• 2023-11-02 Sold (MLS) $118,000 WMLS
• 2023-11-01 Pending — REINMLS
• 2023-11-01 Pending — WMLS
• 2023-10-26 Contingent — REINMLS
• 2023-10-23 Price Changed $128,000 CBRAR
• 2023-10-23 Price Changed $128,000 REINMLS
• 2023-10-23 Price Changed $128,000 WMLS
• 2023-10-18 Relisted — WMLS
• 2023-10-17 Relisted — REINMLS
• 2023-05-12 Pending — REINMLS
• 2023-05-12 Pending — WMLS
• 2023-05-11 Listing Removed — REINMLS
• 2023-05-08 Listed $130,000 REINMLS
• 2023-05-08 Listed $130,000 WMLS
• 2023-05-05 Coming Soon $130,000 WMLS
• 2006-09-06 Sold (Public Records) $74,000 Public Records
• 1988-09-08 Sold (Public Records) $49,875 Public Records

Property tax history

+6.2%/yr

Latest (2026): $1,796 · +15.3% YoY. Source: county tax records.