1210 33rd St · Newport News, VA 23607

$84,900

3 bd · 1.0 ba · 861 sqft · SingleFamily public records · 58 Days on market

Built 1920 3,049 sqft lot $99/sqft · 27% below area Est $117k · 27% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +4.6/10.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

INVESTMENT OPPORTUNITY – – GREAT RENTAL

Key facts

• 3,049 sq ft lot
• Built 1920
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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 (+2.9%/yr); 128 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 522 units permitted in Newport News city in 2024 (458 in 5+ unit buildings).
• This rent runs 37% of the median local income ($42k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $587 of loan paydown is wiped out by about $713 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.
• At projected returns (-0.8% appreciation + 2.9% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $85k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.55% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.47%
• DSCR: 2.09
• GRM: 5.4

CMA / ARV

• ARV (median comp): $117,071
• List price: $84,900
• Delta: -27.48%
• 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
1210 33rd St	0.00mi	3/1.0	861 (0%)	0mo	$83,000	$96	100
1116 28th St	0.29mi	3/1.0	836 (-3%)	4mo	$111,000	$133	78
3115 Roanoke Ave	0.22mi	2/1.0 (-1)	818 (-5%)	2mo	$75,000	$92	75
1432 36th St	0.36mi	2/1.0 (-1)	876 (+2%)	4mo	$180,000	$205	72
1042 25th St	0.46mi	3/1.0	892 (+4%)	1mo	$95,000	$107	72
2805 Parish Ave	0.33mi	2/1.0 (-1)	794 (-8%)	3mo	$107,500	$135	64
911 36th St	0.43mi	3/2.0	925 (+7%)	1mo	$175,000	$189	63
1003 41st St	0.53mi	3/1.0	800 (-7%)	2mo	$199,900	$250	62
132 Ash Ave	0.74mi	2/1.0 (-1)	850 (-1%)	2mo	$191,500	$225	57
1010 27th St	0.44mi	3/2.0	950 (+10%)	4mo	$220,000	$232	55
722 32nd St	0.72mi	2/1.0 (-1)	796 (-8%)	2mo	$195,000	$245	48
731 31st St	0.70mi	3/1.0	969 (+12%)	3mo	$200,000	$206	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.84% appreciation · 2.91% rent growth · sell at horizon

5-year hold

• IRR: 22.7%
• Equity multiple: 2.05×
• Total profit: $24,978
• Equity at exit: $21,146

10-year hold

• IRR: 27.8%
• Equity multiple: 3.88×
• Total profit: $68,578
• Equity at exit: $22,765

Cash invested: $23,772 (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 23607

• Home prices YoY: -0.3%
• Rents YoY: 2.9%
• Active inventory: 128
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,319 high
• Mortgage (P&I): −$445
• Tax from tax record: −$77 /mo · $923/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $485

Break-even live

Break-even rent $706

Max offer price $84,900

Occupancy floor 58%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 36th St Newport News, VA	2.0	1.0	775	$1,095	$1.41	23d	1	0.34mi
1348 28th St Newport News, VA	2.0	1.0	997	$1,350	$1.35	4d	1	0.35mi
1348 28th St Unit NA Newport News, VA	2.0	1.0	997	$1,350	$1.35	23d	1	0.35mi
1239 24th St Newport News, VA	3.0	1.0	880	$1,495	$1.70	43d	1	0.40mi
2314 Chestnut Ave Newport News, VA	2.0	1.0	900	$12,900	$14.33	1d	1	0.41mi
1240 24th St Newport News, VA	2.0	1.0	752	$995	$1.32	23d	1	0.43mi
935 37th St Unit 16 Newport News, VA	2.0	1.0	700	$995	$1.42	43d	1	0.50mi
935 37th St Unit 4 Newport News, VA	2.0	1.0	700	$900	$1.29	23d	1	0.50mi
935 37th St Unit 15 Newport News, VA	2.0	1.0	700	$995	$1.42	7d	1	0.50mi
4111 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.58mi
913 41st St Newport News, VA	2.0	1.5	740	$1,045	$1.41	23d	1	0.59mi
915 41st St Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.59mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.61mi
4104 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	0.61mi
4218 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.62mi
4101 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.63mi
4224 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.63mi
4200 Newsome Dr Newport News, VA	2.0	1.0	895	$795	$0.89	23d	1	0.64mi
4107 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	0.64mi
4226 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.64mi
4241 Orcutt Ave Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.64mi
749 31st St Newport News, VA	3.0	2.0	1000	$1,900	$1.90	43d	1	0.64mi
4119 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.66mi
4163 Newsome Dr Newport News, VA	2.0	1.0	740	$1,045	$1.41	23d	1	0.66mi
4135 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.67mi
4263 Newsome Dr Unit 4263 Newport News, VA	2.0	1.0	740	$1,045	$1.41	43d	1	0.67mi
4263 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	0.67mi
841 41st St Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	0.68mi
4261 Newsome Dr Newport News, VA	2.0	1.0	740	$10,145	$13.71	23d	1	0.68mi
4137 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.68mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	3d	1	0.68mi
4325 Newsome Dr Newport News, VA	2.0	1.0	740	$795	$1.07	10d	1	0.68mi
829 22nd St Newport News, VA	3.0	1.5	1020	$1,650	$1.62	43d	1	0.71mi
709 33rd St Unit 1 Newport News, VA	2.0	1.0	878	$1,400	$1.59	17d	1	0.73mi
3206 Madison Ave Newport News, VA	3.0	1.0	900	$1,550	$1.72	10d	1	0.74mi
41 Ash Ave Unit B Newport News, VA	2.0	1.0	930	$1,500	$1.61	23d	1	0.88mi
740 21st St Newport News, VA	3.0	2.0	1120	$2,000	$1.79	43d	1	0.90mi
932 16th St Newport News, VA	2.0	1.0	754	$1,500	$1.99	43d	1	0.93mi
1152 Orcutt Ave Newport News, VA	3.0	1.0	947	$1,375	$1.45	4d	1	0.99mi
417 Greenbriar Ave Hampton, VA	3.0	2.0	1007	$1,695	$1.68	7d	1	1.00mi

Listing history 5 events

1. 2026-05-08
   status Under Contract 51-char remark

   Show marketing remark (51 chars)

   INVESTMENT OPPORTUNITY – – GREAT RENTAL

2. 2026-05-07
   price $84,900 51-char remark

   Show marketing remark (51 chars)

   INVESTMENT OPPORTUNITY – – GREAT RENTAL

3. 2026-03-11
   listed $89,900 Active 51-char remark

   Show marketing remark (51 chars)

   INVESTMENT OPPORTUNITY – – GREAT RENTAL

4. 2026-02-04
   soldstatus $56,000
5. 1991-11-25
   soldstatus $7,900

ⓘ 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: $923 · $77/mo
• Projected year-2 tax: $923 · $77/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 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 16 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: $15,833
• − Mortgage interest: −$4,756
• − Property taxes: −$923
• − Insurance: −$424
• − Repairs & maintenance: −$1,267
• − Management: −$1,267
• − Depreciation: −$2,470
• Taxable income: $4,726
• Est. tax owed @ 24.0%: −$1,134
• After-tax cash flow: $4,683/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): 23,096
• Household income: $42,334
• Rent vs Own: 69.5% rent · 30.5% own
• Severe rent burden: 2008.0

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: Predominantly Black (75%)
• Race & ethnicity: Black 75% White 13% Two or more races 7% Hispanic / Latino 6% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -0.84%
• Current HPI: 312.4039
• Rent YoY: ▲ 2.91%
• 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

+974.7% since first listed

5 events — show timeline

• 2026-05-08 Pending — REINMLS
• 2026-05-07 Price Changed $84,900 REINMLS
• 2026-03-11 Listed $89,900 REINMLS
• 2026-02-04 Sold (Public Records) $56,000 Public Records
• 1991-11-25 Sold (Public Records) $7,900 Public Records

Property tax history

+4.6%/yr

Latest (2026): $923 · +26.4% YoY. Source: county tax records.