1484 Ventura Way · Newport News, VA 23608

$132,000

2 bd · 1.5 ba · 1,100 sqft · Condo public records · 12 Days on market

Built 1974 $476/mo HOA · 29% 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 +10.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1484 Ventura Way in Newport News. This well-maintained 2-bedroom, 1.5-bath condo offers approximately 1,100 square feet of thoughtfully designed living space. The functional floor plan features spacious living and dining areas, along with a beautifully renovated kitchen showcasing new appliances and quartz countertops. Recent updates include fresh paint throughout, updated LVP flooring, new carpet, a new water heater, and a newer HVAC system. The home also includes a reserved carport parking space and a separate storage area for added convenience. Enjoy the privacy of a fenced patio, perfect for relaxing, entertaining, or creating your own outdoor retreat. Monthly condo fees cove

Key facts

• Fenced patio
• Quartz countertops
• Renovated kitchen

Tags

• RENOVATED KITCHEN
• NEW APPLIANCES
• QUARTZ COUNTERTOPS
• FENCED PATIO
• RESERVED CARPORT PARKING
• SEPARATE STORAGE AREA

Property features AI

Finance

• HOA & community: HOA (Sonoma Woods Condominium Association) with monthly fee of $476; Association management: Chesapeake Bay Management Inc.; Community amenities: ground maintenance, playgrounds, pool, sewer, trash pickup, water

Exterior

• Parking: Carport with 1 space
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached townhouse; 2 stories; Entry level: 1; Corner unit; Condo ownership
• Construction: Wood siding; Wood roof; Slab foundation; Built as a condo unit
• Exterior features: Corner lot location; Front fenced yard; Wood fence

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the second floor; Corner unit
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closet; Assigned storage; Porch; Utility closet
• Laundry & utility: Utility closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $132k.

Deal economics

• At list price, monthly cash flow is $-66 ($-795/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (8.9% below list).
• Meets the 1% rule at list price ($2k rent vs $132k).
• Recommended offer: $120k (8.9% below list) — sets the bar for cash-flow.
• Cap rate 5.7% 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.
• Zoned schools: Richneck Elementary (math 35% / reading 53%, grade F, #851 of 1,108 statewide, top 77%, 558 students, 90% FRL); Ella J. Fitzgerald Middle (math 41% / reading 57%, grade C-, #238 of 342 statewide, top 71%, 1,060 students, 87% FRL); Woodside High (math 54% / reading 86%, grade B+, #151 of 319 statewide, top 49%, 1,807 students, 88% FRL) — zoned schools average 88% FRL vs 55% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 213 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $913 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $132k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $120,290 (8.9% 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. 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. 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?
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 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: 1.23% ✓
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.49×
• Total profit: $-18,736
• Equity at exit: $19,682

10-year hold

• IRR: 2.6%
• Equity multiple: 1.24×
• Total profit: $8,694
• Equity at exit: $11,413

Cash invested: $36,960 (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: 213
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,627 high
• Mortgage (P&I): −$692
• Tax from tax record: −$128 /mo · $1,539/yr
• Insurance: −$55
• HOA: −$476
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-66

Break-even live

Break-even rent $1,711

Max offer price $120,290

Occupancy floor 99%

Sensitivity live

Price	-10% $8	-5% $-29	+0% $-66	+5% $-104	+10% $-141
Rent	-10% $-195	-5% $-131	+0% $-66	+5% $-2	+10% $62
Rate	-1.0pp $0	-0.5pp $-33	base $-66	+0.5pp $-100	+1.0pp $-135

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Landmark Ct Newport News, VA	1.0–3.0	1.0–2.0	1020	$1,504	$1.47	4d	1	0.14mi
153 Windsor Castle Dr Unit A Newport News, VA	2.0	2.0	985	$1,450	$1.47	12d	1	0.21mi
163 Windsor Castle Dr Unit B Newport News, VA	2.0	2.5	1369	$1,750	$1.28	23d	1	0.21mi
1 Cedarwood Way Newport News, VA	2.0	2.0	1050	$1,711	$1.63	45d	1	0.22mi
650 Stoney Creek Ln Unit 00 610301 Newport News, VA	1.0	1.0	748	$1,379	$1.84	45d	1	0.23mi
650 Stoney Creek Ln Unit 00 520307 Newport News, VA	2.0	2.0	1124	$1,614	$1.44	45d	1	0.23mi
650 Stoney Creek Ln Unit 00 621307 Newport News, VA	2.0	2.0	1124	$1,499	$1.33	45d	1	0.23mi
650 Stoney Creek Ln Unit 00 601303 Newport News, VA	2.0	2.0	1124	$1,649	$1.47	25d	1	0.23mi
650 Stoney Creek Ln Unit 00 510305 Newport News, VA	2.0	2.0	1124	$1,699	$1.51	6d	1	0.23mi
218 Mona Dr Newport News, VA	3.0	1.0	993	$2,150	$2.17	25d	1	0.41mi
12750 Saint George St Newport News, VA	3.0	2.5	1350	$1,300	$0.96	9d	1	0.44mi
804 Newday Ct Newport News, VA	2.0	2.0	1100	$1,600	$1.45	16d	1	0.45mi
12851 Daybreak Cir Newport News, VA	2.0	2.0	942	$1,450	$1.54	45d	1	0.48mi
108 Tazewell Rd Newport News, VA	3.0	2.0	1144	$1,900	$1.66	45d	1	0.48mi
12663 Daybreak Cir Newport News, VA	2.0	2.0	944	$1,500	$1.59	45d	1	0.48mi
305 Mona Dr Newport News, VA	3.0	1.0	1016	$1,650	$1.62	12d	1	0.61mi
100 Springhouse Way Newport News, VA	1.0–2.0	1.0–2.0	675	$1,589	$2.35	3d	47	0.89mi
13 Sally Ann Pl Newport News, VA	3.0	1.5	1150	$2,150	$1.87	6d	1	0.93mi
11 Betty Lee Pl Newport News, VA	2.0	1.5	1000	$1,495	$1.50	25d	1	0.95mi
397 Deputy Ln Unit A Newport News, VA	3.0	2.5	1422	$1,925	$1.35	23d	1	0.99mi
55 Oneonta Dr Newport News, VA	3.0	2.0	1152	$1,750	$1.52	25d	1	1.00mi
581 Calla Ct Newport News, VA	1.0–3.0	1.0–2.0	990	$1,403	$1.42	0d	13	1.02mi
15 Otsego Dr Newport News, VA	3.0	1.5	1280	$1,900	$1.48	45d	1	1.02mi
416 Hustings Ln Unit F Newport News, VA	3.0	2.5	1422	$1,850	$1.30	16d	1	1.09mi
416 Hustings Ln Newport News, VA	3.0	3.0	1422	$1,850	$1.30	14d	1	1.09mi
381 Advocate Ct Unit F Newport News, VA	3.0	2.5	1400	$1,325	$0.95	45d	1	1.13mi
2055 Stanford Ln Unit 00 2055332 Newport News, VA	2.0	2.0	942	$2,120	$2.25	25d	1	1.20mi
14353 Deloice Cres Newport News, VA	1.0–3.0	1.0–2.0	971	$1,790	$1.84	3d	11	1.25mi
722 Emerald Ct Newport News, VA	3.0	2.5	1488	$2,400	$1.61	45d	1	1.27mi
161 Jenness Ln Newport News, VA	3.0	1.5	1121	$1,537	$1.37	45d	1	1.29mi
713 Emerald Ct Newport News, VA	3.0	2.5	1455	$2,300	$1.58	45d	1	1.30mi
500 Big Forrest Ct Newport News, VA	1.0–2.0	1.0	828	$1,383	$1.67	6d	4	1.38mi
14534 Old Courthouse Way Newport News, VA	1.0–2.0	1.0	732	$1,250	$1.71	5d	14	1.41mi
900 Radius Way Newport News, VA	1.0–2.0	1.0–2.0	841	$2,143	$2.55	3d	22	1.41mi
14505 Old Courthouse Way Newport News, VA	2.0	2.0	970	$1,500	$1.55	6d	3	1.43mi
517 Mary Robert Ln Unit 1 Newport News, VA	1.0	1.0	750	$1,400	$1.87	45d	1	1.45mi

HOA detail condo

• Monthly dues: $476 · $5,712/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-21
   days on market $132,000 Active 12 DOM
2. 2026-06-18
   days on market $132,000 Active 9 DOM
3. 2026-06-17
   days on market $132,000 Active 8 DOM
4. 2026-06-16
   days on market $132,000 Active 7 DOM
5. 2026-06-15
   days on market $132,000 Active 6 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $132,000 Active 1 DOM

ⓘ 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: $1,539 · $128/mo
• Projected year-2 tax: $1,539 · $128/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 ≥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: $19,522
• − Mortgage interest: −$7,394
• − Property taxes: −$1,539
• − Insurance: −$660
• − Repairs & maintenance: −$1,562
• − Management: −$1,562
• − HOA: −$5,712
• − Depreciation: −$3,840
• Taxable loss: −$2,747
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $-136/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

+366.4% since first listed

4 events — show timeline

• 2026-06-08 Listed $132,000 REINMLS
• 2007-10-25 Sold (Public Records) $81,500 Public Records
• 1980-02-01 Sold (Public Records) $31,000 Public Records
• 1978-08-01 Sold (Public Records) $28,300 Public Records

Property tax history

+5.5%/yr

Latest (2026): $1,539 · +18.7% YoY. Source: county tax records.