939 Coach Trl · Newport News, VA 23608

$299,900

4 bd · 2.5 ba · 1,963 sqft · SingleFamily public records · 3 Days on market

Built 1988 Est $389k · 23% under ↓ 38% since listing

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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 +15.0/15.0
• Cash flow +11.8/30.0
• Rent growth +4.2/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short sale, cash only. Investors' dream. Significant damage due to water leak.

Key facts

• Garage
• Built 1988
• Listed 2 days

Property features AI

Finance

• Other: Property listed as fixer upper
• HOA & community: No HOA/POA fees

Exterior

• Parking: Attached 1-car garage; Driveway parking; Street parking
• Utilities: Public (city/county) water; Public (city/county) sewer; Gas water heater
• Home design: Detached Cape Cod; Two stories (2 living levels); Entry on main level
• Construction: Crawl foundation; Asphalt shingle roof
• Exterior features: Vinyl siding; Back privacy wood fence; Porch

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Garbage disposal; Refrigerator; Pantry
• Bedrooms: Master bedroom with private bath; Additional bedroom
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced hot air heating (natural gas); Central air conditioning; Geothermal cooling
• Interior features: Wood-burning fireplace; Scuttle access; Walk-in attic; Finished room over garage; Attic
• Laundry & utility: Washer and dryer included; Washer and dryer hookups; Utility room; Utility closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-81 ($-974/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (15.9% below list).
• Recommended offer: $252k (15.9% 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: Richneck Elementary (math 35% / reading 53%, grade F, #851 of 1,108 statewide, top 77%, 558 students, 90% FRL); Woodside High (math 54% / reading 86%, grade B+, #151 of 319 statewide, top 49%, 1,807 students, 88% FRL) — zoned schools average 89% FRL vs 55% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 57% at this address vs 44% district-wide (+13 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 fast (+6.9%/yr); 215 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• This rent runs 43% 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 $9k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 7y 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 $252,239 (15.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.84% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $388,674
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
935 Chartwell Dr	0.10mi	4/2.5	2,098 (+7%)	2mo	$390,000	$186	82
1415 Harwinton Ct	0.25mi	3/2.5 (-1)	1,997 (+2%)	1mo	$399,000	$200	80
892 Belvoir Cir	0.29mi	4/3.5	1,900 (-3%)	2mo	$377,000	$198	76
1431 Independence Blvd	0.18mi	3/2.5 (-1)	2,097 (+7%)	1mo	$415,000	$198	74
44 Gainsborough Pl	0.41mi	4/3.0	2,071 (+6%)	1mo	$377,500	$182	69
1515 Waltham Ln	0.21mi	4/2.5	2,243 (+14%)	1mo	$498,900	$222	66
306 Heacox Ln	0.60mi	4/2.5	1,871 (-5%)	1mo	$191,171	$102	63
907 Eastnor Ct	0.26mi	4/2.5	2,250 (+15%)	1mo	$444,000	$197	63
26 Ridgewood Pkwy	0.62mi	3/2.5 (-1)	1,934 (-2%)	1mo	$385,200	$199	63
52 Gainsborough Pl	0.45mi	4/2.5	2,158 (+10%)	1mo	$377,000	$175	62
15 Fauquier Pl	0.51mi	3/2.5 (-1)	1,759 (-10%)	2mo	$374,000	$213	52
804 Melrose Ter	0.73mi	3/2.5 (-1)	2,188 (+12%)	2mo	$395,000	$181	40

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: -14.0%
• Equity multiple: 0.48×
• Total profit: $-43,523
• Equity at exit: $44,716

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $951
• Equity at exit: $25,930

Cash invested: $83,972 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,522 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$376 /mo · $4,514/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-81

Break-even live

Break-even rent $2,625

Max offer price $285,563

Occupancy floor 98%

Sensitivity live

Price	-10% $89	-5% $4	+0% $-81	+5% $-166	+10% $-251
Rent	-10% $-280	-5% $-181	+0% $-81	+5% $18	+10% $118
Rate	-1.0pp $70	-0.5pp $-5	base $-81	+0.5pp $-159	+1.0pp $-238

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1415 Waltham Ln Newport News, VA	4.0	2.5	2400	$2,995	$1.25	17d	1	0.16mi
1510 Waltham Ln Newport News, VA	3.0	2.5	2035	$2,700	$1.33	24d	1	0.22mi
1517 Auckland Ct Newport News, VA	4.0	2.5	2100	$2,465	$1.17	44d	1	0.23mi
1512 Auckland Ct Yorktown, VA	4.0	3.0	1900	$2,450	$1.29	44d	1	0.24mi
893 Henrico Ct Newport News, VA	4.0	2.5	2125	$2,950	$1.39	44d	1	0.41mi
458 Warner Hall Pl Newport News, VA	5.0	2.5	2048	$2,900	$1.42	24d	1	0.43mi
453 Waverly Pl Newport News, VA	3.0	2.5	1952	$2,800	$1.43	24d	1	0.53mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1600	$2,350	$1.47	24d	1	0.55mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1572	$2,250	$1.43	17d	1	0.55mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1572	$2,300	$1.46	18d	1	0.55mi
259 Windsor Castle Dr Newport News, VA	3.0	2.5	1572	$2,300	$1.46	44d	1	0.55mi
7 Friedman Pl Newport News, VA	3.0	2.0	1537	$2,250	$1.46	11d	1	0.62mi
12750 Saint George St Newport News, VA	3.0	2.5	1350	$1,300	$0.96	8d	1	0.68mi
811 Melrose Ter Newport News, VA	4.0	3.0	2320	$2,875	$1.24	44d	1	0.68mi
15 Otsego Dr Newport News, VA	3.0	1.5	1280	$1,900	$1.48	44d	1	0.72mi
205 Orkney Pl Newport News, VA	3.0	1.5	2072	$2,300	$1.11	24d	1	0.81mi
104 Landmark Ct Newport News, VA	1.0–3.0	1.0–2.0	1020	$1,802	$1.77	3d	1	1.00mi
722 Emerald Ct Newport News, VA	3.0	2.5	1488	$2,400	$1.61	44d	1	1.01mi
713 Emerald Ct Newport News, VA	3.0	2.5	1455	$2,300	$1.58	44d	1	1.01mi

Listing history 3 events

1. 2026-06-21
   days on market $299,900 Active 3 DOM
2. 2026-06-19
   remarks 78-char remark
3. 2026-06-19
   listed $299,900 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: $4,514 · $376/mo
• Projected year-2 tax: $4,514 · $376/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 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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,269
• − Mortgage interest: −$16,799
• − Property taxes: −$4,514
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,421
• − Management: −$2,421
• − Depreciation: −$8,724
• Taxable loss: −$6,111
• Est. tax savings @ 24.0%: +$1,467
• After-tax cash flow: $493/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

-37.5% since first listed

15 events — show timeline

• 2026-06-16 Listed $299,900 REINMLS
• 2026-01-02 Listing Removed — REINMLS
• 2025-09-16 Listing Removed — REINMLS
• 2025-09-16 Listed $359,900 REINMLS
• 2025-07-17 Listed $364,900 REINMLS
• 2022-03-23 Sold (Public Records) $325,000 Public Records
• 2022-02-25 Pending — REINMLS
• 2022-02-20 Contingent — REINMLS
• 2022-02-18 Listed $320,000 REINMLS
• 2019-05-24 Sold (Public Records) $249,900 Public Records
• 2019-05-03 Pending — REINMLS
• 2019-04-14 Listed $249,900 REINMLS
• 2003-09-02 Sold (Public Records) $162,000 Public Records
• 1988-03-08 Sold (Public Records) $104,900 Public Records
• 1986-11-06 Sold (Public Records) $480,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $4,514 · +7.4% YoY. Source: county tax records.