20 Fontaine Rd · Newport News, VA 23601

$235,000

3 bd · 1.0 ba · 1,470 sqft · SingleFamily public records · 286 Days on market

Built 1939 0.27 ac lot $160/sqft · 16% below area Est $279k · 16% under

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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).

• ARV discount +14.7/15.0
• Cash flow +12.2/30.0
• Rent growth +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS IS A GREAT FIXER-UPPER. LOADED WITH CHARM, THIS IS A WONDERFUL HOME TO GET SOME SWEAT EQUITY OR REHAB AND RESALE. HVAC LESS THAN A YEAR OLD, ROOF 2 YEARS OLD, ELECTRIC WATER HEATER 2 YEARS OLD. HOME CONVEYS AS-IS WHERE-IS. SELLER TO MAKE NO REPAIRS OR CONCESSIONS.

Key facts

• Roof 2 years old
• 0.27 acre lot
• 3 garage spots

Tags

• HVAC LESS THAN A YEAR OLD
• ROOF 2 YEARS OLD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-49 ($-585/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (16.7% below list).
• Recommended offer: $196k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Riverside Elementary (math 29% / reading 51%, grade F, #898 of 1,108 statewide, top 81%, 481 students, 90% 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 (+6.0%/yr); 89 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 33% 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 $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 286 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $235k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1939 — expect roof / HVAC / electrical / plumbing capex.
• 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 $195,818 (16.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1939 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (median comp): $279,415
• List price: $235,000
• Delta: -15.90%
• 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
51 Harpersville Rd	0.27mi	3/1.0	1,434 (-2%)	5mo	$175,000	$122	79
41 Harpersville Rd	0.28mi	3/2.0	1,365 (-7%)	2mo	$280,000	$205	69
1220 Tyler Ave	0.56mi	3/1.0	1,434 (-2%)	2mo	$225,000	$157	68
103 Smith Ln	0.58mi	3/2.0	1,480 (+1%)	5mo	$298,000	$201	64
33 Rutledge Rd	0.68mi	3/1.0	1,507 (+2%)	2mo	$290,000	$192	63
15 Colonial Pl	0.55mi	3/1.5	1,320 (-10%)	6mo	$215,000	$163	50
15 Sanford Dr	0.69mi	3/1.5	1,613 (+10%)	2mo	$325,000	$201	48
12 Colonial Pl	0.58mi	4/2.0 (+1)	1,637 (+11%)	0mo	$340,000	$208	45
18 Belinda Dr	0.51mi	4/2.0 (+1)	1,654 (+12%)	2mo	$330,000	$200	44
43 Ferguson Ln	0.71mi	3/2.0	1,302 (-11%)	4mo	$299,000	$230	40
144 Nelson Dr	0.64mi	4/2.0 (+1)	1,660 (+13%)	4mo	$260,000	$157	37
36 Davis Ave	0.72mi	3/2.0	1,253 (-15%)	5mo	$271,000	$216	34

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 · 5.99% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.47×
• Total profit: $-35,107
• Equity at exit: $35,039

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-8,048
• Equity at exit: $20,319

Cash invested: $65,800 (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 23601

• Home prices YoY: -13.0%
• Rents YoY: 6.0%
• Active inventory: 89
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,958 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$265 /mo · $3,186/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $-49

Break-even live

Break-even rent $2,020

Max offer price $226,383

Occupancy floor 97%

Sensitivity live

Price	-10% $84	-5% $18	+0% $-49	+5% $-115	+10% $-182
Rent	-10% $-203	-5% $-126	+0% $-49	+5% $29	+10% $106
Rate	-1.0pp $70	-0.5pp $11	base $-49	+0.5pp $-110	+1.0pp $-172

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Lennon Dr Newport News, VA	3.0	2.0	1193	$1,500	$1.26	46d	1	0.64mi
13 Frances St Newport News, VA	3.0	1.0	1016	$1,595	$1.57	45d	1	0.67mi
32 Gambol St Newport News, VA	3.0	2.5	1650	$2,500	$1.52	4d	1	0.72mi
11112 Mintwood Pl Newport News, VA	2.0–3.0	1.0	862	$1,630	$1.89	3d	10	0.83mi
72 Ferguson Ln Newport News, VA	3.0	2.0	1473	$2,200	$1.49	3d	1	0.90mi
100 Tricia Ln Newport News, VA	2.0	1.0	900	$1,250	$1.39	25d	1	0.92mi
761 Adams Dr Newport News, VA	3.0	1.0	750	$1,806	$2.41	3d	17	0.93mi
311 Mimosa Dr Newport News, VA	4.0	2.0	1754	$2,350	$1.34	45d	1	0.96mi
27 Nutmeg Quarter Pl Newport News, VA	3.0	2.0	1608	$2,600	$1.62	9d	1	0.96mi
23 Green Ct Newport News, VA	3.0	1.5	1200	$2,000	$1.67	16d	1	0.99mi
674 Summer Day Ct Newport News, VA	2.0–3.0	2.0	986	$1,502	$1.52	5d	4	1.11mi
101 Basswood Dr Newport News, VA	4.0	2.0	1409	$2,395	$1.70	45d	1	1.31mi
39 Westover Rd Newport News, VA	3.0	1.5	1850	$2,000	$1.08	16d	1	1.48mi
268 Town Pointe Way Newport News, VA	3.0	2.5	1587	$2,200	$1.39	45d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $235,000 Active 286 DOM
2. 2026-06-18
   days on market $235,000 Active 283 DOM
3. 2026-06-17
   days on market $235,000 Active 282 DOM
4. 2026-06-16
   days on market $235,000 Active 281 DOM
5. 2026-06-15
   days on market $235,000 Active 280 DOM
6. 2026-06-09
   days on market $235,000 Active 274 DOM
7. 2026-06-08
   days on market $235,000 Active 273 DOM
8. 2026-06-07
   days on market $235,000 Active 272 DOM
9. 2026-06-03
   days on market $235,000 Active 268 DOM
10. 2026-06-02
    days on market $235,000 Active 267 DOM
11. 2026-06-01
    days on market $235,000 Active 266 DOM
12. 2026-05-31
    days on market $235,000 Active 265 DOM
13. 2025-09-24
    price $235,000 269-char remark

    Show marketing remark (269 chars)

    THIS IS A GREAT FIXER-UPPER. LOADED WITH CHARM, THIS IS A WONDERFUL HOME TO GET SOME SWEAT EQUITY OR REHAB AND RESALE. HVAC LESS THAN A YEAR OLD, ROOF 2 YEARS OLD, ELECTRIC WATER HEATER 2 YEARS OLD. HOME CONVEYS AS-IS WHERE-IS. SELLER TO MAKE NO REPAIRS OR CONCESSIONS.

14. 2025-09-08
    listed $231,000 Active 269-char remark

    Show marketing remark (269 chars)

    THIS IS A GREAT FIXER-UPPER. LOADED WITH CHARM, THIS IS A WONDERFUL HOME TO GET SOME SWEAT EQUITY OR REHAB AND RESALE. HVAC LESS THAN A YEAR OLD, ROOF 2 YEARS OLD, ELECTRIC WATER HEATER 2 YEARS OLD. HOME CONVEYS AS-IS WHERE-IS. SELLER TO MAKE NO REPAIRS OR CONCESSIONS.

15. 1997-06-09
    soldstatus $76,333
16. 1990-04-27
    soldstatus $76,900
17. 1977-08-01
    soldstatus $27,950

ⓘ 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: $3,186 · $265/mo
• Projected year-2 tax: $3,186 · $265/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: $23,498
• − Mortgage interest: −$13,164
• − Property taxes: −$3,186
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − Depreciation: −$6,836
• Taxable loss: −$4,622
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $524/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): 26,645
• Household income: $71,279
• Rent vs Own: 42.7% rent · 57.3% own
• Severe rent burden: 1175.0

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 0.59)
• Race & ethnicity: White 51% Black 38% Two or more races 7% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Iranian 2% Romanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 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: ▼ -42.06%
• Current HPI: 281.5503
• Rent YoY: ▲ 5.99%
• 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

+740.8% since first listed

5 events — show timeline

• 2025-09-24 Price Changed $235,000 REINMLS
• 2025-09-08 Listed $231,000 REINMLS
• 1997-06-09 Sold (Public Records) $76,333 Public Records
• 1990-04-27 Sold (Public Records) $76,900 Public Records
• 1977-08-01 Sold (Public Records) $27,950 Public Records

Property tax history

+4.1%/yr

Latest (2026): $3,186 · +8.0% YoY. Source: county tax records.