369 Circuit Ln Unit A · Newport News, VA 23608

$180,000

3 bd · 2.5 ba · 1,422 sqft · Townhouse · 7 Days on market

Built 1974 Fair condition Est $230k · 22% under $48/mo HOA · 3% 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 +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.2/10.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits with this 3-bedroom, 2.5-bath townhouse offering approximately 1,422 square feet of living space. Being sold as-is, this property presents excellent potential for investors, renovators, or buyers looking to add their personal touch. Previously used as a rental property, it offers a strong investment opportunity with a functional floor plan featuring comfortable living and dining areas, a bright sunroom, and spacious bedrooms. Conveniently located and priced to reflect its condition, this townhouse is ready for its next chapter. Don't miss the chance to unlock its potential!

Key facts

• $48 HOA
• 2 parking spots
• Built 1974

Property features AI

Finance

• HOA & community: Has HOA (Courthouse Green First Home Assoc); POA/HOA fee: $48 monthly; Ground maintenance, playgrounds, and trash pickup included

Exterior

• Parking: Assigned/reserved parking for 2 vehicles; Close to mass transit; Multi-car parking
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; End unit; Two stories; Slab foundation
• Construction: Brick siding; Asphalt shingle roof
• Exterior features: Wooded setting; Sun room; Attic access

Interior

• Kitchen: Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: Includes a master bedroom with an ensuite
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fan; Pull-down attic stairs; Scuttle access; One fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.3% 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: Willis A. Jenkins Elementary (math 17% / reading 42%, grade F, #1,011 of 1,108 statewide, top 92%, 499 students, 90% FRL); Denbigh High (math 32% / reading 65%, grade D, #301 of 319 statewide, top 95%, 1,225 students, 65% FRL) — zoned schools average 78% FRL vs 55% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 214 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 31% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $180,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.02% ✓
• Cap rate: 7.33%
• Cash-on-cash: 3.71%
• DSCR: 1.16
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $230,364
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
369 Circuit Ln Unit F	0.00mi	3/2.5	1,422 (0%)	1mo	$215,000	$151	99
373 Circuit Ln Unit A	0.05mi	3/2.5	1,422 (0%)	4mo	$189,700	$133	94
393 Jury Ln Unit A	0.08mi	3/2.5	1,424 (+0%)	3mo	$235,000	$165	94
363 Circuit Ln Unit C	0.05mi	3/1.5	1,426 (+0%)	3mo	$205,000	$144	91
304 Circuit Ln Unit B	0.15mi	3/1.5	1,392 (-2%)	4mo	$210,000	$151	82
371 Advocate Ct Unit C	0.26mi	3/1.5	1,392 (-2%)	3mo	$225,000	$162	78
364 Deputy Ln Unit A	0.39mi	3/2.5	1,440 (+1%)	4mo	$228,000	$158	77
369 Deputy Ln Unit E	0.34mi	3/1.5	1,400 (-2%)	1mo	$230,000	$164	77
369 Deputy Ln Unit C	0.34mi	3/1.5	1,426 (+0%)	4mo	$229,500	$161	76
14569 Old Courthouse Way Unit B	0.26mi	3/1.5	1,360 (-4%)	1mo	$225,000	$165	76
385 Deputy Ln Unit B	0.17mi	3/2.5	1,270 (-11%)	1mo	$225,000	$177	74
390 Jury Ln Unit C	0.12mi	3/1.5	1,225 (-14%)	2mo	$205,000	$167	66

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 · 6.87% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-11,787
• Equity at exit: $26,839

10-year hold

• IRR: 7.9%
• Equity multiple: 1.71×
• Total profit: $35,673
• Equity at exit: $15,563

Cash invested: $50,400 (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 23608

• Home prices YoY: -10.5%
• Rents YoY: 6.9%
• Active inventory: 214
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$48
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $156

Break-even live

Break-even rent $1,635

Max offer price $180,000

Occupancy floor 87%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
397 Deputy Ln Unit A Newport News, VA	3.0	2.5	1422	$1,925	$1.35	21d	1	0.16mi
416 Hustings Ln Newport News, VA	3.0	3.0	1422	$1,850	$1.30	12d	1	0.26mi
416 Hustings Ln Unit F Newport News, VA	3.0	2.5	1422	$1,850	$1.30	14d	1	0.26mi
381 Advocate Ct Unit F Newport News, VA	3.0	2.5	1400	$1,325	$0.95	43d	1	0.26mi
108 Tazewell Rd Newport News, VA	3.0	2.0	1144	$1,900	$1.66	43d	1	0.40mi
500 Big Forrest Ct Newport News, VA	1.0–2.0	1.0	828	$1,383	$1.67	3d	4	0.50mi
14505 Old Courthouse Way Newport News, VA	2.0	2.0	970	$1,500	$1.55	3d	3	0.56mi
409 Flint Dr Newport News, VA	4.0	1.5	1415	$2,300	$1.63	43d	1	0.63mi
14353 Deloice Cres Newport News, VA	1.0–3.0	1.0–2.0	971	$2,032	$2.09	1d	11	0.64mi
153 Windsor Castle Dr Unit A Newport News, VA	2.0	2.0	985	$1,450	$1.47	10d	1	0.71mi
104 Landmark Ct Newport News, VA	1.0–3.0	1.0–2.0	1020	$1,802	$1.77	2d	1	0.75mi
163 Windsor Castle Dr Unit B Newport News, VA	2.0	2.5	1369	$1,750	$1.28	21d	1	0.77mi
650 Stoney Creek Ln Unit 00 520307 Newport News, VA	2.0	2.0	1124	$1,614	$1.44	43d	1	0.84mi
650 Stoney Creek Ln Unit 00 621307 Newport News, VA	2.0	2.0	1124	$1,499	$1.33	43d	1	0.84mi
650 Stoney Creek Ln Unit 00 601303 Newport News, VA	2.0	2.0	1124	$1,649	$1.47	23d	1	0.84mi
650 Stoney Creek Ln Unit 00 510305 Newport News, VA	2.0	2.0	1124	$1,699	$1.51	3d	1	0.85mi
100 Springhouse Way Newport News, VA	1.0–2.0	1.0–2.0	675	$1,589	$2.35	1d	47	0.85mi
376 Susan Constant Dr Newport News, VA	3.0	3.0	1584	$1,695	$1.07	23d	1	0.87mi
4327 Lacy Cove Ln Newport News, VA	3.0	2.5	1382	$2,200	$1.59	10d	1	0.93mi
581 Calla Ct Newport News, VA	1.0–3.0	1.0–2.0	990	$1,575	$1.59	1d	11	0.95mi
1 Cedarwood Way Newport News, VA	2.0	2.0	1050	$1,711	$1.63	43d	1	0.96mi
12663 Daybreak Cir Newport News, VA	2.0	2.0	944	$1,500	$1.59	43d	1	0.97mi
218 Mona Dr Newport News, VA	3.0	1.0	993	$2,150	$2.17	23d	1	0.98mi
12851 Daybreak Cir Newport News, VA	2.0	2.0	942	$1,450	$1.54	43d	1	1.01mi
804 Newday Ct Newport News, VA	2.0	2.0	1100	$1,600	$1.45	14d	1	1.02mi
330 Kingsman Dr Newport News, VA	3.0	1.5	1166	$1,650	$1.42	43d	1	1.04mi
305 Mona Dr Newport News, VA	3.0	1.0	1016	$1,650	$1.62	10d	1	1.07mi
568 Candle Ln Newport News, VA	2.0	2.0	960	$1,395	$1.45	43d	1	1.10mi
572 Candle Ln Apt 302 Newport News, VA	2.0	2.0	960	$1,395	$1.45	23d	1	1.12mi
161 Jenness Ln Newport News, VA	3.0	1.5	1121	$1,537	$1.37	43d	1	1.12mi
7 Friedman Pl Newport News, VA	3.0	2.0	1537	$2,250	$1.46	10d	1	1.13mi
418 Cox Lndg Newport News, VA	1.0–3.0	1.0–1.5	975	$1,625	$1.67	1d	9	1.18mi
26 Garfield Dr Newport News, VA	3.0	1.0	1090	$1,850	$1.70	23d	1	1.20mi
229 Telford Dr Newport News, VA	3.0	2.0	1500	$2,495	$1.66	43d	1	1.22mi
213 Picard Dr Newport News, VA	3.0	1.0	1200	$1,800	$1.50	2d	1	1.24mi
12750 Saint George St Newport News, VA	3.0	2.5	1350	$1,300	$0.96	7d	1	1.31mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1572	$2,300	$1.46	17d	1	1.33mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1572	$2,250	$1.43	16d	1	1.33mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1600	$2,350	$1.47	23d	1	1.33mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1572	$2,300	$1.46	43d	1	1.33mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 5 events

1. 2026-06-18
   days on market $180,000 Active 7 DOM
2. 2026-06-17
   days on market $180,000 Active 6 DOM
3. 2026-06-16
   days on market $180,000 Active 5 DOM
4. 2026-06-15
   remarks 599-char remark
5. 2026-06-15
   listed $180,000 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $21,988
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − HOA: −$576
• − Depreciation: −$5,236
• Taxable loss: −$1,025
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $2,113/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This townhouse requires significant repairs and maintenance, including a new roof and siding, to improve its condition and value.

Repairs flagged

• Major roof — Significant damage visible
• Major exterior siding — Damaged and peeling
• Major landscaping — Overgrown and unkempt
• Minor bathroom tiles — Old but not damaged

Value-add opportunities

• Both New roof — Significant increase in value
• Both New siding — Improves curb appeal
• Both Landscaping — Enhances curb appeal and property value
• Both Painting — Fresh paint improves appearance
• Both Bathroom renovation — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage visible	Major	$15,000–50,000
exterior siding · Damaged and peeling	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
bathroom tiles · Old but not damaged	Minor	$500–3,000
Total estimated repair cost · 4 items		$45,500–153,000

Value-add ROI direction

• Both New roof — Significant increase in value ↑
• Both New siding — Improves curb appeal ↑
• Both Landscaping — Enhances curb appeal and property value ↑
• Both Painting — Fresh paint improves appearance ↑
• Both Bathroom renovation — Modernizes and increases value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

2 events — show timeline

• 2026-06-11 Listed $180,000 REINMLS
• 2026-06-11 Listed $180,000 WMLS